HomeMy WebLinkAbout2016 03 28 Public Hearing 400 Conditional Use Permit for an Accessory Dwelling Unit (ADU) - 616 Fisher RoadCOMMISSION AGENDA
ITEM 400
March 28, 2016
Regular Meeting
REQUEST:
Informational
Consent
Public Hearings
X
Regular
KS
City Manager
RS
Department
The Community Development Department — Planning Division requests that the City
Commission hold a Public Hearing to consider a Conditional Use Permit for an accessory
dwelling unit (ADU) located at 616 Fisher Road, Winter Springs.
SYNOPSIS:
The City of Winter Springs Community Development Department- Planning Division has
received an application for a conditional use permit for an accessory dwelling unit located at
616 Fisher Road, Winter Springs, FL. The applicant is proposing the construction of a
residential addition to an existing 1,717 square foot single - family residence. The proposed
residential addition includes the accessory dwelling unit, in addition to a hobby room and
garage.
CONSIDERATIONS:
PARCEL
Property Owner: Seth and Stacey Richard
Property Addresses: 616 Fisher Road
Winter Springs, FL
Parcel ID number: 11 -21 -30 -502- 0000 -0180
Property Acreage: Approximately 0.6 acres
Public Hearings 400 PAGE 1 OF 5 - March 28, 2016
Current Future Land Use: Rural Residential
Existing Zoning: R -lAA
APPLICABLE LAW AND PUBLIC POLICY:
City of Winter Springs Code of Ordinances
Ch 6, Sec. 6 -85. Accessory dwelling units.
Ch 9, Sec. 9 -277 (2). Off - street parking requirements.
Ch 9, Sec. 9 -607. Residential compatibility and harmony regulations.
Ch 20, Sec. 20 -1. Definitions.
Ch 20, Sec. 20 -33. Conditional Uses.
Ch 20, Div. 3: R -lAA Single - family Dwelling District.
City of Winter Springs Comprehensive Plan
Future Land Use Element, Policy 1. 1.6
Housing Element, Policy 1.4.6
Housing Element, Policy 2.4.7
DISCUSSION:
The applicants, Mr. and Mrs. Richard are seeking consideration of a conditional use permit
to allow for an accessory dwelling unit to be constructed on their property located at 616
Fisher Road. The applicants are proposing to construct an addition to the existing residence
which would include a garage, a hobby room and an accessory dwelling unit on a 0.6 acre
parcel accessed by Fisher Road. The proposed accessory dwelling unit is approximately 554
square feet of air - conditioned space and meets the required size and setbacks for the R -lAA
zoning district.
CONSISTENCY WITH THE COMPREHENSIVE PLAN:
Future Land Use Element
Policy 1.1.6: Accessory Dwelling Units. Allow on a case by case basis, as a conditional use
in single family dwelling zoning districts, Accessory Dwelling Units which adhere to strict
design guidelines. (Cross Reference: See Housing Element, Policy 1.4.6 and 2.4.7)
Housing Element
Policy 1.4.6: Establish strict design compatibility guidelines to allow accessory dwelling
units as a conditional use in single family zoning districts.
Policy 2.4.7. Establish design compatibility guidelines to allow accessory dwelling units as
a conditional use in residential districts to support development or redevelopment that
integrates diverse choices of housing.
FINDINGS:
Public Hearings 400 PAGE 2 OF 5 - March 28, 2016
The request is consistent with the applicable goals, objectives and policies of the
City's Comprehensive Plan.
2. The site has a Residential Rural Future Land Use designation and R -lAA zoning
designation.
3. The proposed ADU meets the zoning, building setbacks, building height and number
of stories, lot coverage, parking, potable water, sanitary sewage, minimum lot size,
unit size and building design criteria for a conditional use, set forth in Section 6 -85 of
the City of Winter Springs Code of Ordinances (Code).
4. The applicants have stated that they will reside in the principle house and utilize the
ADU for guests.
5. The request is consistent with the conditional use criteria of Section 20 -33 of the City
Code and with all applicable requirements, below:
a. Whether the applicant has demonstrated the conditional use, including its
proposed scale and intensity, traffic - generating characteristics, and offsite
impacts, is compatible and harmonious with adjacent land uses, and will not
adversely impact land use activities in the immediate vicinity. The proposed
addition is architecturally compatible with the existing on -site structure
and is in harmony with the adjacent residential uses.
b. Whether the applicant has demonstrated the size and shape of the site, the
proposed access and internal circulation, and the design enhancements to be
adequate to accommodate the proposed scale and intensity of the conditional
use requested. The site shall be of sufficient size to accommodate design
amenities such as screening, buffers, landscaping, open space, off - street
parking, and other similar site plan improvements needed to mitigate against
potential adverse impacts of the proposed use. The lot is sufficient in size to
support the proposed residential addition which includes the ADU. The
addition provides a garage for additional parking and internal circulation
which branches off an existing driveway entrance. The proposed addition
meets all applicable building setbacks, thus allowing adequate area to
accommodate design amenities to mitigate any possible, but improbable
adverse impacts.
C. Whether the proposed use will have an adverse impact on the local economy,
including governmental fiscal impact, employment, and property values. The
proposed addition /ADU should have a positive impact on the property
value of the subject lot and is not anticipated to adversely impact the local
economy.
d. Whether the proposed use will have an adverse impact on the natural
environment, including air, water, and noise pollution, vegetation and wildlife,
open space, noxious and desirable vegetation, and flood hazards. There is no
additional clearing of trees required to accommodate the addition /ADU.
The property remains residential in nature and, therefore, is not
Public Hearings 400 PAGE 3 OF 5 - March 28, 2016
anticipated to generate any additional impacts to the natural environment.
e. Whether the proposed use will have an adverse impact on historic, scenic, and
cultural resources, including views and vistas, and loss or degradation of
cultural and historic resources. Staff has not identified any significant
historic or cultural resources on the site. The scenic views to the lake will
not be degraded.
f. Whether the proposed use will have an adverse impact on public services,
including water, sewer, surface water management, police, fire, parks and
recreation, streets, public transportation, marina and waterways, and bicycle
and pedestrian facilities. Prior to the issuance of a building permit for the
addition /ADU, the City will require acknowledgement from the Seminole
County Health Department stating that the existing water and sewer
facilities are adequate to serve the increased demand created by the
addition /ADU. Additional surface water runoff will be accommodated on-
site. No additional adverse impacts are anticipated to the remaining
elements mentioned in this question.
g. Whether the proposed use will have an adverse impact on housing and social
conditions, including variety of housing unit types and prices, and
neighborhood quality. Staff does not believe that the proposed use will have
or create any adverse impacts.
FISCAL IMPACT:
Improvements that are installed on an existing residential property typically result in an
increase to the taxable value of the property.
COMMUNICATION EFFORTS:
This Agenda Item has been electronically forwarded to the Mayor and City Commission,
City Manager, City Attorney /Staff, and is available on the City's Website, LaserFiche, and
the City's Server. Additionally, portions of this Agenda Item are typed verbatim on the
respective Meeting Agenda which has also been electronically forwarded to the individuals
noted above, and which is also available on the City's Website, LaserFiche, and the City's
Server; has been sent to applicable City Staff, Media/Press Representatives who have
requested Agendas /Agenda Item information, Homeowner's Associations/Representatives
on file with the City, and all individuals who have requested such information. This
information has also been posted outside City Hall, posted inside City Hall with additional
copies available for the General Public, and posted at five (5) different locations around the
City. Furthermore, this information is also available to any individual requestors. City Staff
is always willing to discuss this Agenda Item or any Agenda Item with any interested
individuals.
Property owners within 150 ft have been notified by US mail.
RECOMMENDATION:
Staff and the Planning and Zoning Board recommend that the Citv Commission abbrove
Public Hearings 400 PAGE 4 OF 5 - March 28, 2016
the conditional use permit request for an accessory dwelling unit located at 616 Fisher
Road.
ATTACHMENTS:
A. Location Map
B. Proposed Site Plan
C. Proposed Floor Plans
D. Proposed Elevation
E. City of Winter Springs Code of Ordinances Section 6 -85
F. Draft Meeting Minutes - Planning and Zoning Board - March 16, 2016
Public Hearings 400 PAGE 5 OF 5 - March 28, 2016
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NUMBER
SHEET NAMT
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CVR
COVER SHEET I CENFRAL NOTES
1.0
FOUNDAT €DN 1 FOUNDATION DETAILS
1.1
LINTEL PLAN
1.2
FLOOR PLANS
20
ROOF PLAN I TRUSS FRAMING PLAN
3.0
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&I
DETAILS _
3.2
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4.0
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ATTACHMENT "B"
Site Plan
BROWN +
ROOF SHEATHING NAILING WHEN USING NAIL GUN: Company
ArchRuclufo
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TOFLLTHE ISN A.t NOLFR sk11VAPINLL EgIF1aD Fillxx W1TA5 NFEGEA
UNDER NO CIRCUMSTANCES SHALL
AN OPENING IN A BLOCK WALL BE
MOVED FROM IT'S LOCATION ON THE
PLANS.
OPENINGS SHALL NOT BE ADDED
WITHOUT PRIOR CONSENT OF THE
ARCHITECT.
S
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7
�---- � � pa'AsPHW -PROV
66 R/vv Om
PROPOSED SITE PLAN
616 FISHER RD.
WINTER SPRINGS, FL
327 -08
IAaune n3- LAB
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CONSTRUCTION OOCUNEMS
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PROPOSED SITE PLAN
616 FISHER RD.
WINTER SPRINGS, FL
327 -08
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SECOND FLOOR PLAN
114'= I' -o•
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ATTACHMENT "C" Proposed Addition with AD �� +
mpany
Architecture
nRCB�c'ruBE
RICHARDS
RESIDENCE
GARAGE
ADDITION
616 FISHER RD.
WINTER SPRINGS, FL
32708
zBw
Y-0•
1PR1305a5n
A/C SPACE (2ND FLR) 554 SF
GARAGE/HOBBY 872 SF
TOTAL U.R. 1425 SF
FIRST FLOOR PLAN
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REAR ELEVATION
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Company -
_ 12 Architmlure
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. R ANNWG
'ROOF TRUSS M -NG RICHARDS
® RESIDENCE
GARAGE
ADDITION
616 FISHER RD:
s WINTER SPRINGS, FL
,y�sECOwo 32708
���' FLOOR TRUSS BE0.RING
INOOW HEADER - T FTI �1
FRONT ELEVATION
114" = 1`O'
2
W�8
a
BUILDING SECTION A -A
6 114" = V -0"
'7�ROOFTRLISS BEARWG
p i2
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Y SEGON6 FLOOR '
FLOOR TRU55 OENRING
I ` �WINOCW HEADER
LEFT-SIDE ELEVATION
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61:�-
RIGHT SIDE ELEVATION
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® 2014 Brown + Ce. Amhiteclum
ATTACHMENT "E"
Sec. 6 -85. - Accessory dwelling units.
An accessory dwelling unit (ADU) is an ancillary or secondary dwelling unit that is clearly subordinate
to the principal dwelling, which has a separate egress /ingress independent from the principal dwelling,
and which provides complete independent living facilities for one (1) or more persons and which includes
provisions for living, sleeping, eating, cooking, and sanitation. It is located on the same parcel or lot as the
principal dwelling and shall be subject to the required setbacks of the principal structure and may be
either attached to or detached from the principal dwelling. Accessory dwelling units (ADUs) must conform
to the following standards:
(a) Zoning district. A property owner may request a conditional use approval to allow one (1) accessory
dwelling unit in any of the following zoning districts:
R -1AAA Single - Family Dwelling District
R -CI Single - Family Dwelling District
R -1AA and R -1A One - Family Dwelling District
R -1 One - Family Dwelling District
Planned Unit Development District
(b) Existing development on lot. A single - family dwelling shall exist on the lot or will be constructed in
conjunction with the ADU.
(c) Location. The ADU may be attached to or detached from the principal dwelling.
(d) Owner occupancy required, declaration of restrictions. The property owner shall occupy either the
principal structure or the ADU. Prior to the issuance of a building permit for construction of an ADU,
an applicant shall record in the public records of Seminole County a declaration of restrictions
containing a reference to the legal description of the property and the deed under which the property
was conveyed to the present owner stating that:
(1) The ADU shall not be sold or conveyed separate from the principal residence;
(2) The ADU is restricted to the approved size;
(3) The use permit for the ADU shall be in effect only so long as either the principal residence or
the ADU is occupied by the owner of record as their principal residence;
(4) The declarations shall run with the land, shall be binding upon any successor in ownership of
the property and that noncompliance shall be cause for code enforcement and /or revocation of
the conditional use permit;
(5) The deed restrictions shall only be removed with the express, written approval of the city, but
shall lapse upon removal of the accessory unit; and
(6) The ADU shall not be used for commercial purposes other than being leased for residential
purposes.
(e) Number of ADUs per lot or parcel. Only one (1) ADU shall be allowed for each lot or parcel.
(f) Setbacks. The ADU shall meet the front, side and rear yard regulations for the zoning district in
which it is located.
(g) Building height and stories. The ADU shall meet the building height regulations for the zoning district
in which it is located.
(h) Lot coverage. The sum of the principal dwelling and the ADU shall meet the lot coverage regulations
for the zoning district in which they are located.
Page 1
(i) Parking and access. A minimum of one (1) parking space shall be provided on -site for the ADU in
addition to the required off - street parking spaces required for the principal residence. The ADU shall
be served by the same driveway as the principal dwelling.
Q) Water and wastewater services. An ADU is required to connect to the central water and sewer
system where available. An ADU may be separately metered for utilities subject to all applicable
ordinances and utility policies. Where central water and sewer service is not available, the septic
system and well shall meet the capacity requirements.
(k) Other code requirements. The ADU shall comply with all applicable building codes.
(1) Lot size, minimum; principal residence minimum. A minimum lot size of six thousand six hundred
(6,600) square feet is required and the principal residence shall be a minimum of one thousand three
hundred fifty (1,350) square feet of air conditioned area.
(m) Unit size. The living area of the ADU shall be a maximum of thirty (30) percent of the air conditioned
area of the principal residence or eight hundred (800) square feet, whichever is less. However, the
ADU shall contain no less than four hundred (400) square feet of air conditioned area. ADUs that
utilize alternative green construction methods that cause the exterior wall thickness to be greater
than normal shall have the unit square footage size measured similar to the interior square footage
of a traditional frame house.
(n) Design. The ADU shall replicate the design of the principal dwelling by use of similar exterior wall
materials, window types, door and window trims, roofing materials and roof pitch. The design is
subject to the minimum community appearance and aesthetic review standards to ensure residential
compatibility and harmony (see section 9 -600 et. seq.).
(o) Privacy. Privacy and screening of adjacent properties is of utmost importance in the orientation of the
ADU. Entrance and windows of the ADU shall face the interior of the lot and /or public street as much
as possible. Windows which do face the adjoining property shall be designed to protect the privacy of
neighbors. Landscaping shall be used to further provide for the privacy and screening of adjacent
properties.
(p) Expiration. As with all conditional use approvals, if a building permit has not been issued within two
(2) years for the ADU, the approval becomes null and void (see section 20 -36).
(q) Approval process. The conditional use /aesthetic review approval of an ADU is subject to a public
hearing. A notice will be sent to all property owners within one hundred fifty (150) feet of the subject
property. An ADU will not be approved if prohibited by the declarations, covenants, conditions and
restrictions of a homeowners' association. The city commission may impose reasonable conditions
of approval to the extent deemed necessary and relevant to ensure compliance with applicable
criteria and other applicable provisions of the city code and comprehensive plan (see section 20 -27
and section 20 -33).
(Ord. No. 2010 -08, § 2, 10- 25 -10; Ord. No. 2012 -15, § 2, 10 -8 -12)
Page 2
Sec. 20 -33. - Conditional uses.
(a) Any real property owner may file a conditional use application requesting a conditional use of their
real property providing the conditional use is listed in the applicable zoning district category.
(b) The planning and zoning board shall be required to review all conditional use applications and
make a written recommendation to the city commission. Such recommendation shall include the
reasons for the board's recommendation and show the board has considered the applicable conditional
use criteria set forth in this section.
(c) Upon receipt of the planning and zoning board's recommendation, the city commission shall make a
final decision on the application. If the city commission determines that the planning and zoning board
has not made a recommendation on an application within a reasonable period of time, the city
commission may, at its discretion, consider an application without the planning and zoning board's
recommendation.
(d) All conditional use recommendations and final decisions shall be based on the following criteria to
the extent applicable:
(1) Whether the applicant has demonstrated the conditional use, including its proposed scale and
intensity, traffic - generating characteristics, and offsite impacts, is compatible and harmonious with
adjacent land uses, and will not adversely impact land use activities in the immediate vicinity.
(2) Whether the applicant has demonstrated the size and shape of the site, the proposed access
and internal circulation, and the design enhancements to be adequate to accommodate the
proposed scale and intensity of the conditional use requested. The site shall be of sufficient size
to accommodate design amenities such as screening, buffers, landscaping, open space, off -
street parking, and other similar site plan improvements needed to mitigate against potential
adverse impacts of the proposed use.
(3)Whether the proposed use will have an adverse impact on the local economy, including
governmental fiscal impact, employment, and property values.
(4) Whether the proposed use will have an adverse impact on the natural environment, including
air, water, and noise pollution, vegetation and wildlife, open space, noxious and desirable
vegetation, and flood hazards.
(5 )Whether the proposed use will have an adverse impact on historic, scenic, and cultural
resources, including views and vistas, and loss or degradation of cultural and historic resources.
(6 )Whether the proposed use will have an adverse impact on public services, including water,
sewer, surface water management, police, fire, parks and recreation, streets, public
transportation, marina and waterways, and bicycle and pedestrian facilities.
(7) Whether the proposed use will have an adverse impact on housing and social conditions,
including variety of housing unit types and prices, and neighborhood quality.
Page 3
ATTACHMENT "F"
CITY OF WINTER SPRINGS, FLORIDA
DRAFT MINUTES
PLANNING AND ZONING BOARD /LOCAL PLANNING AGENCY
2016
SPECIAL MEETING - MARCH 16,
PAGE 4 OF 5
*This Agenda Item wording corresponds with the Revised A enda f or this same Meeting.
PUBLIC HEARINGS
p +
401. Community Development Department — Planning Division
l l
The Community Development Department — Planning Division Requests That The
Planning And Zoning Board /Local Planning Agency Hold A Public Hearing To
"
Consider A Conditional Use For An Accessory Dwelling Unit (ADU) Located At 616
Fisher Road.
Ms. Amanda Webb, Planner, Community Development Department presented the
Agenda Item and stated, "The Applicants, Mr. and Mrs. Richards, are seeking
consideration of the Conditional Use permit that would allow for an Accessory Dwelling
�..,.
Unit (ADU) to be constructed on the property located at 616 Fisher Road. Building plans
were then shown with comments.
Vice - Chairperson Casman inquired about the address listed in the Agenda Item. Ms.
Webb clarified the address, "It is an error, yes, there is a typo on page 2. Throughout the
— the Staff Report, `616' is the correct address. I do apologize."
Chairperson Henderson opened Public Input.
No one spoke.
Chairperson Henderson closed Public Input.
"I WILL RECOMMEND THAT WE SEND TO THE COMMISSION
RECOMMENDATION FOR APPROVAL FOR A CONDITIONAL USE
REQUEST FOR 554 SQUARE FEET ACCESSORY DWELLING LOCATED AT
616 FISHER ROAD." MOTION BY VICE - CHAIRPERSON GASMAN.
SECONDED BY CHAIRPERSON HENDERSON. DISCUSSION.
VOTE:
BOARD MEMBER WALKER: AYE
VICE - CHAIRPERSON CASMAN: AYE
BOARD MEMBER MILLER: AYE
CHAIRPERSON HENDERSON: AYE
MOTION CARRIED.
REGULAR AGENDA
REGULAR
500. Not Used