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Home My WebLink AboutRE Young Subdivision Survey Map (3)David, Thank you for meeting with me and providing a copy of the plat survey and review comments of the City Engineer John Pekar, PE and John Cunningham, Assistant Fire Chief. I also thank you offering an opportunity to seek a better understanding of this proposed development. As you know my property joins Holman Road and the Marino’s access driveway. My preliminary questions pertain to code interpretation arising from a review of the Young’s Subdivision Plat survey and documents pertaining to that plat survey. Based on the City’s file, this plat survey and the “Opinion of Title” appears to be the only development documents provided for City Staff, Fire Safety and City Engineer review? 1. My first question – does the proposed lot split achieve code compliance for a legal cross access easement? According to the plat survey that was provided to the City, there’s a “ingress and egress, utilities and access” easement on the lot to be subdivided which is 20 X 150 ft and runs parallel to and borders the south property line of the Marino’s property. The plat survey shows the 20 foot easement overlapping the 10 foot setback line. The easement is shown to be within the property included within the new lot No. 1 and not a part of the existing parcel that forms Lot No. 2, which contains the residence of the principal property owner. Importantly, the west property line of Lot No. 1 crosses the entire width of the parcel. This not only creates a landlocked situation for Lot No. 2, but Lot No. 2 becomes dependent on Lot No. 1 to grant an ingress and egress easement for access road and utilities. This is not a platted easement as per Surveyor’s Note No. 1, and it is not show otherwise or it’s intended use clearly stated in the Plat Notes or Plat Report. Please see Sec. 98-41 Information required, (a) (5) (D) which read as follows: (5) Show, at a minimum, the following existing conditions on the plat: (D) Easements, including location, width and purpose. The ingress and egress easement shown on Lot No. 1 described above is a proposed easement and it does not presently exist. No legal description is provided for it. An ingress and egress easement cannot be created by a preliminary plat survey drawing. Logically the ingress and egress and utility easement would flow from the primary property owner to a new lot owner and not vice versa. Therefore the one who owns the land and who is creating the new lot is the party who would grant easement rights to another party by deed. It is an established tenant of Florida law that an owner cannot grant an easement to themselves. A property owner cannot assign or deed a cross access easement to themselves as a matter of law. If a cross access easement doesn’t exist on Lot No. 1 nor be legally created and recorded, can legal access be achieved and importantly, does a legal cross access easement exist? 2. Second question - Again pertaining to a review of the submitted plat survey and legal description, the legal description in neither the plat survey nor the “Opinion of Title” included page two (2), “See Reverse Side,” of the original recorded Jahn-Butler Deed, or the “Restrictive Covenant” that provided the language regarding legal access and entitlements to the existing easement. Please note: The legal description provided reflects a corrected scribner’s error for Bk 6929, Pg 121. Page 2 is found on Bk 1629, pg 122. The scribner’s error correction did not reform page two of the original deed legal description. The Restrictive Covenant was recorded after this correction was made. This is a compliance issue of Sec. 98-41 (g), Information Required and Sec. 98-66 (c) (2), Lot Splits. Can proper review be accomplished without a complete legal description including all legal agreements for property rights and in particular, entitlements pertaining to easements? This could have an impact on code interpretation and review considerations for the development. I understand that the City Attorney has given an opinion that the recorded “Restictive Covenant” between the Marino’s and Young’s that clarified the benefits and burdens of the Jahn – Butler and now Marino - Young easement is a private agreement and as such, the City does not have to consider it at all. However, this does not relieve a Professional Surveyor from preparing a survey map for real property improvements to show the complete legal description on the plat survey map along with any Notes or Reports. Any descrepancies and inconsistences between the real property description and the survey map must be shown, i. e., right-of-ways, easements and other real property concerns. The plat map survey, submittal and layout must conform to the requirements of FAC 5J-17.052. The recorded Restrictive Covenant runs with the land and specifically refers to the Young’s “proposed lot” and to the language found on Pg 2 of the Jahn – Butler Deed. It specifically states on Pg 3, par. 1 that “the easement [is] for the benefit of both the existing and proposed lot, subject to the following covenants and restrictions, which the parties agree will run wih both parcels of the above described land and bind both parties, their respective heirs, executors, administators and assigns.” I further also understand the City narrowed the scope of City’s review of the interpretation “to whether said access exists.” The issue is not just “access” for purposes of ingress and egress only. The issue is for a “perpetual cross access easement,”see Sec. 98-66 (f) (4). The City’s definition of “access easement” means an easement “dedicated and used for utilities and utility vehicles.” Please note that the requirements for an easement arise from Sec. 98-41 (b) (5) (D), “Easements, including location, width and purpose.” The issue is therefore, whether the “location, width and purpose” will permit the necessary services for utilities, vehicles, fire and emergency vehicle access in compliance with building codes, ordinances and standards. It is broader and deeper in scope and meaning for the purposes of plat survey review than just access for purposes of ingress and egress to the property. We do not know how or to what extent the language found on Pg 2 of the Jahn – Butler Deed and the “Restrictive Covenant” that clarifies the scope and use of existing easement would have on the review and approval process for this new lot. Again, this, is a compliance issue. I urge the City to reconsider the application of a complete recorded Legal Description to the plat review process. 3. Third question - The plat survey included “Easement Dedication” for public use, fire and emergency access and the installaton and maintenance of utilities, but did not specify which or what easement; however, it stated, “no other easements are dedicated or granted,” please see Sec. 98-41 (b) (5) (D). The plat needs to clarify what “easement” or “easements” are to be dedicated? 4. Fourth question – Again, the City’s definition of “access easement” means an easement “dedicated and used for utilities and utility vehicles.” If the answer to No. 3 above it that the dedication applies only to the utility easement within the site plan itself and does not include dedication of utilities within the Marino’s easement, where is the utility easement(s) which provide utilities to the new lot No. 1 per Sec. 98-41 (b) (5) (D). Thank you for your assistance and response to the these initial plat map review questions. With kindest regards, Charles Hartley 399 Holman Road Cape Canaveral, FL 32920 321 783-8367 chartley@cfl.rr.com <mailto:chartley@cfl.rr.com> Florida has a very broad public records law. As a result, any written communication created or received by the City of Cape Canaveral officials and employees will be made available to the public and/or media upon request, unless otherwise exempt. Under Florida Law, email addresses are public records. If you do not want your email address released in response to a public-records request, do not send electronic email to this entity. 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