HomeMy WebLinkAboutNew Board of Adjustment Meeting - Tuesday November 22nd - 6pm re Variance No 16-02Good afternoon Mr. Lennon,
Per our phone conversation this afternoon, it was discovered property
owners were not properly noticed for the 8-23-2016 Board of Adjustment
Meeting and the recently cancelled Appeal Hearing regarding Variance No.
16-02. Therefore, a new Board of Adjustment Meeting has been scheduled
regarding Variance No. 16-02 for Tuesday, November 22, 2016 in the Cape
Canaveral Library Meeting Room at 6pm or soon thereafter. You and the
other property owners involved will be receiving the proper Notices
which are now being prepared for distribution.
Thank you.
Mia
<http://www.cityofcapecanaveral.org/>
Mia Goforth, CMC
City Clerk
m.goforth@cityofcapecanaveral.org
<mailto:m.goforth@cityofcapecanaveral.org>
321-868-1220 Ext 220 321-868-1248 fax
105 Polk Avenue. P.O. Box 326
Cape Canaveral, FL 32920
www.cityofcapecanaveral.org <http://www.cityofcapecanaveral.org/>
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-----Original Message-----
From: terrilynbowman@yahoo.com [mailto:terrilynbowman@yahoo.com]
Sent: Wednesday, October 26, 2016 9:34 AM
To: Anthony Garganese <agarganese@orlandolaw.net>
Cc: David Greene <D.Greene@cityofcapecanaveral.org>; Mia Goforth
<M.Goforth@cityofcapecanaveral.org>; Daniel LeFever
<D.LeFever@cityofcapecanaveral.org>; David Dickey
<D.Dickey@cityofcapecanaveral.org>
Subject: RE: Oak Lane and Variance Request No. 2016-02; Public Records
Request under Ch. 119
Anthony and all:
Thank you very much for this decision. I will reach out to Mr. Lennon
and explain that I requested this and the reasons.
I look forward to hearing of the new date.
Kind Regards,
Terri
--------------------------------------------
On Wed, 10/26/16, Anthony A. Garganese <agarganese@orlandolaw.net
<mailto:agarganese@orlandolaw.net> > wrote:
Subject: RE: Oak Lane and Variance Request No. 2016-02; Public Records
Request under Ch. 119
To: "Terri" <terrilynbowman@yahoo.com <mailto:terrilynbowman@yahoo.com>
>
Cc: "d.greene@cityofcapecanaveral.org
<mailto:d.greene@cityofcapecanaveral.org> "
<d.greene@cityofcapecanaveral.org
<mailto:d.greene@cityofcapecanaveral.org> >,
"m.goforth@cityofcapecanaveral.org
<mailto:m.goforth@cityofcapecanaveral.org> "
<m.goforth@cityofcapecanaveral.org
<mailto:m.goforth@cityofcapecanaveral.org> >,
"d.lefever@cityofcapecanaveral.org
<mailto:d.lefever@cityofcapecanaveral.org> "
<d.lefever@cityofcapecanaveral.org
<mailto:d.lefever@cityofcapecanaveral.org> >, "David Dickey"
<D.Dickey@cityofcapecanaveral.org
<mailto:D.Dickey@cityofcapecanaveral.org> >
Date: Wednesday, October 26, 2016, 9:14 AM
#yiv6238115375
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#yiv6238115375 Teri, The City will reschedule a BOA meeting. At that
meeting, the BOA will be advised to rescind their prior decision and
conduct a new hearing. At that point, Mr. Lennon’s appeal will be moot
and not necessary. Public notice will be provided shortly. Staff
will be contacting Mr.
Lennon and the Developer and advising them of this change.
The City will briefly explain to Mr. Lennon the basis of this decision
and why his appeal is not going forward at this time. Should you be in
contact with Mr. Lennon on this matter, the City will appreciate your
explaining to him that this rescheduling decision was made by the City
at your
request. Regards, Anthony From: Terri
[mailto:terrilynbowman@yahoo.com <mailto:terrilynbowman@yahoo.com> ]
Sent: Monday, October 24, 2016 9:49
AM
To: Anthony A. Garganese
Cc: d.greene@cityofcapecanaveral.org
<mailto:d.greene@cityofcapecanaveral.org> ;
m.goforth@cityofcapecanaveral.org
<mailto:m.goforth@cityofcapecanaveral.org> ;
d.lefever@cityofcapecanaveral.org
<mailto:d.lefever@cityofcapecanaveral.org>
Subject: Re: Oak Lane and Variance
Request No. 2016-02; Public Records Request under Ch.
119
Thank
you.
Sent from my iPhone
On Oct 24,
2016, at 9:07 AM, Anthony A. Garganese <agarganese@orlandolaw.net
<mailto:agarganese@orlandolaw.net> > wrote:Terri,
I will review your position and request with the City Manager and get
back to you.
Anthony
-----Original Message-----
From: terrilynbowman@yahoo.com <mailto:terrilynbowman@yahoo.com>
[mailto:terrilynbowman@yahoo.com <mailto:terrilynbowman@yahoo.com> ]
Sent: Monday, October 24, 2016 8:52 AM
To: Anthony A. Garganese
Cc: d.greene@cityofcapecanaveral.org
<mailto:d.greene@cityofcapecanaveral.org> ;
m.goforth@cityofcapecanaveral.org
<mailto:m.goforth@cityofcapecanaveral.org> ;
d.lefever@cityofcapecanaveral.org
<mailto:d.lefever@cityofcapecanaveral.org>
Subject: RE: Oak Lane and Variance Request No.
2016-02; Public Records Request under Ch. 119
Good Morning Anthony,
Thank you for taking the time
to speak to me on Friday. I also very much appreciate that you
cancelled the October 24 hearing with the Special Hearing Officer.
I want to
correct a statement in your email below, however. While I certainly
requested that the Oct. 24 hearing be cancelled, my request regarding a
new hearing, as expressly stated in my prior emails, is that the City
should reschedule the original hearing before the Board of Adjustment
(it should not reschedule the "appeal" with the special hearing
officer). The special hearing officer could attend the rescheduled BOA
hearing in order to provide the City Council with an independent view.
The proper procedure is to vacate the first hearing (Aug. 23) and
reschedule a new Board of Adjustment Hearing. As I am sure you are
aware, this is what courts require under due process in this instance,
given that the Applicant did not provide notice of that August 23
hearing to my LLC, me, or the other owners of the houses he built on
Oak Lane (those most directly impacted). Such notice is was required
by the City Code Due Process section and Variance Application section
(and Constitutional Due Process and State law). While I understand
your explanation for a reason for lack of notice, that doesn't cure the
due process errors, particularly when Applicant had actual knowledge
of my and my neighbors contact information.
Rescheduling the BOA meeting would allow me and others who may want
to participate to have a full opportunity before the Board of
Adjustment, utilizing all the procedures outlined for such a hearing in
the Code. As you acknowledged on the phone with me, there are no
procedures in the Code for an "appeal" before a special hearing
officer. Any "appeal" from the BOA decision would then be heard by the
City Council utilizing the quasi-judicial procedures as required by
law.
Again, this should not result
in any delay, because if the City Council has the authority to obtain
an independent view from a "hearing officer" before making its decision
(after a full quasi-judicial hearing of its own), that hearing officer
could attend the same BOA hearing on this matter and review the same
evidence he otherwise would have reviewed.
Moreover, unless the process is started from the beginning and
according to City Code, the objections to the process will likely
continue and both the Applicant and the City will likely be required to
start over 3 months from now, which would really cause a delay.
Thank you for your consideration of this request. Also, thank you for
sending me the surveys of 123 and 127 Oak Lane. I will review these
documents and look forward to receiving the responses to my remaining
Public Records Requests. I would be happy to discuss prioritizing the
requests or offer key words for searches if records are kept
electronically.
Kind
Regards,
Terri L. Bowman
Cypress Shareholders, LLC
202-276-2700
--------------------------------------------
On Fri, 10/21/16, Anthony A. Garganese <agarganese@orlandolaw.net
<mailto:agarganese@orlandolaw.net> >
wrote:
Subject: RE: Oak
Lane and Variance Request No. 2016-02; Public Records Request under
Ch. 119
To: "Terri"
<terrilynbowman@yahoo.com <mailto:terrilynbowman@yahoo.com> >
Cc: "d.greene@cityofcapecanaveral.org
<mailto:d.greene@cityofcapecanaveral.org> "
<d.greene@cityofcapecanaveral.org
<mailto:d.greene@cityofcapecanaveral.org> >,
"m.goforth@cityofcapecanaveral.org
<mailto:m.goforth@cityofcapecanaveral.org> "
<m.goforth@cityofcapecanaveral.org
<mailto:m.goforth@cityofcapecanaveral.org> >,
"d.lefever@cityofcapecanaveral.org
<mailto:d.lefever@cityofcapecanaveral.org> "
<d.lefever@cityofcapecanaveral.org
<mailto:d.lefever@cityofcapecanaveral.org> >
Date: Friday, October 21, 2016, 5:46 PM
#yiv6395755436
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Terri, It was nice talking to you this afternoon and I
hope I was able to clarify a few points for you. As
we discussed, apparently the City received outdated address
information from Brevard County that did not include the 5/17/2016
recent purchase of your property.
That explains why your LLC did not receive actual mailed
notice. It is my understanding from talking to you
that you are seeking additional time to prepare for the hearing
before the advisory hearing officer. Under the circumstances, the
City Manager understands that your property is located adjacent to the
subject variance property, although on the opposite side of the
subject variance request. As such, he has agreed to your request to
postpone the hearing on Monday, October 24,
2016 to afford you the additional time that you seek so that you can
determine for yourself whether this
variance request may impact your property. Attached is
a Notice of Cancellation which is in the process of being
distributed by the City. In addition, for your
convenience,
I have attached the three (3)
surveys that we discussed for your consideration. The surveys are
numbered in the right hand corner 1 through 3.
The first is the original Walker Survey (dated 10-21-15) relied
upon by the City to issue the building permit for the construction of
the new single family home at 127 Oak Lane. The second survey is the
Riehl Reliable Survey (dated 1/15/16) that was subsequently presented
to the City by the owner of 123 Oak Lane (Turner) contesting the
accuracy of a portion of the Walker Survey.
Specifically, Riehl Reliable Survey depicts and calls out a
slightly angled common boundary line between
127 Oak Lane and 123 Oak Lane. This survey was apparently presented
to Walker Surveying and they apparently concurred with the Riehl
Reliable Survey because they withdrew the
10-21-15 survey
and resubmitted a revised survey for 127 Oak Lane using the common
boundary line surveyed and depicted in the Riehl Reliable Survey. The
Third, revised Walker Survey (dated 8-11-16) is the current survey
being relied upon by the City. As I understand it, because the
eastern boundary of the property located at 127 Oak Lane was
redrawn further west on an angle, the house under
construction was no longer in compliance with the 8 foot
zoning minimum side setback requirement. Therefore,
Sheropa LLC decided to seek a 4 foot side setback variance
on the east side of the house near the common boundary
between 127 Oak Lane and 123 Oak Lane. No other variance
is being requested by Sheropa LLC for 127 Oak Lane.
As we further discussed, you will
note that the two Walker Surveys depict and describe the same western
boundary, which is the common boundary with your property. Further,
the side setback of the proposed single family house near your common
property line appears to be noted as 11.5 feet. In addition, you will
note that all three surveys, the two by Walker and the one by Riehl
Reliable, depict and describe the same southern right-of-way boundary
line for Oak Lane (S 89 38’ 33” E).
Lastly, unrelated
to the variance
request, I mentioned to you
that the City is in the process of having preliminary design plans
prepared for possibly paving the existing Oak Lane ROW and improving
drainage. However, the preliminary plans have not been finalize and
formally presented to the City Council for review and consideration at
one or more public meetings. At this time, no decision has been made
by the City to pursue and construct the Oak Lane project.
Although I understand that these preliminary plans are incomplete
and a “work-in-progress,” I believe the City has made these
preliminary, incomplete plans available for inspection on the City’s
website. You can inspect them on the website or at City Hall. Please
contact me if you have any questions regarding this
matter. Regards, Anthony Anthony A
Garganese, EsquireBoard Certified City, County &
Local Government LawGarganese, Weiss & D’Agresta, P.A.
111 N. Orange Avenue, Suite 2000
Orlando, Florida 32801
P.O.
Box 2873 (32802-2873)
Phone (407) 425-9566
Fax (407) 425-9596
Cocoa (866)
425-9566
Website:
http://cp.mcafee.com/d/avndy0Od1NJ5wsephp78LCXCTTPhOyeojd79JZYQsEzC773r
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Email: agarganese@orlandolaw.net <mailto:agarganese@orlandolaw.net>
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Thank you. From: Terri [mailto:terrilynbowman@yahoo.com
<mailto:terrilynbowman@yahoo.com> ]
Sent: Friday, October 21, 2016 12:48
PM
To: Anthony A. Garganese
Cc: d.greene@cityofcapecanaveral.org
<mailto:d.greene@cityofcapecanaveral.org> ;
m.goforth@cityofcapecanaveral.org
<mailto:m.goforth@cityofcapecanaveral.org> ;
d.lefever@cityofcapecanaveral.org
<mailto:d.lefever@cityofcapecanaveral.org>
Subject: Re: Oak Lane and Variance
Request No. 2016-02; Public Records Request under Ch.
119
Anthony,
Thank you for your below
response. I
don't follow how this hearing is appropriate under the Code
provisions you cite and given the lack of notice to me or, as is now
apparent, any of the homeowners on Oak Lane other than the applicant
of the August hearing.
That is a violation of Constitutional due process, Florida law,
your code, and your practice and procedures. In this instance
generalized notice is not sufficient.
I repeat
my objection to the October 24 Hearing and repeat my request for a
new hearing on the variance request to be scheduled in accordance with
the Code.
It is inaccurate and improper for the City to assume that the
variance request does not impact my property rights. The issue
underlying the variance request seems to involve a dispute regarding
property lines.
I own an adjacent parcel to the offending parcel -- the issues
involved in this hearing are highly relevant to my property rights. I
should have been provided the opportunity to participate in the August
variance hearing to determine the extent of any issue.
This request to re-schedule the original hearing is particularly
important because the City has not responded substantively to my
Records Requests.
I
asked for expedited response given the very short notice I received
of the "appeal" hearing (having had no
notice of the underlying hearing). The failure to respond to my
requests has simply perpetuated the problem created by lack of notice.
The City should do the right thing here and reschedule this hearing
and give proper
notice.
I have
received
no direct communication regarding responses to my
requests, submitted more than a week ago. I reviewed the
website - when it is functioning - and while I see a lot of email
correspondence with Mr Lennon and miscellaneous items, I do not see
the responses to my requests. If they are posted, please indicate with
specificity by file and
subtitle where I may find the responses to my specific
requests.
Also,
please
indicate to whom I may send my statement and objection for submission
into the public record for the October 24 hearing if it proceeds.
Thank you. Respectfully, Terri BowmanCypress Shareholders
LLC202-276-2700
Sent from my
iPhone
On Oct 14,
2016, at 6:52 PM, Anthony A. Garganese <agarganese@orlandolaw.net
<mailto:agarganese@orlandolaw.net> >
wrote:Ms. Bowman,
The
undersigned is the City
Attorney. It is my
understanding that the City Clerk has been in contact with you
regarding your public records request and the City will be handling
that request in accordance with its records policy.
I noticed
that several requests in your letter (the first sequence, numbered 1
through 5) are not really a public records but a request for
background information that may or may not be contained in a record.
As a courtesy to you, I would like to provide that background
information to you.
1. The appeal to the
City Council regarding the Board of
Adjustment's decision on the variance application is provided under
Sections 110-27 and 110-33, City Code.
2. The advisory hearing
officer was
authorized by the City Council
at the City Council's September 6, 2016 meeting in accordance with
the City Council's general and home rule powers.
3. The
hearing officer's
name is attorney Drew
Smith.
4. The general
standard of review and
procedures for the
hearing are set forth in Chapter 110, Article II, of the City Code.
Variances in particular are also governed by Sections 110-36 and 37.
Such proceedings are also governed by applicable case law.
5. The hearing for the
advisory hearing officer is scheduled for Monday, October 24, 2016
at 4:30 p.m. at the City of Cape Canaveral Public Library, 201 Polk
Avenue, Cape Canaveral, Florida. The hearing officer will deliver a
written recommendation to the City Council for its final decision at
its December 20, 2016 regular meeting to be held at
6:00 p.m. in the Cape Canaveral Public Library, 201 Polk Avenue, Cape
Canaveral, FL.
Have a good weekend.
Anthony A
Garganese, Esquire
Board
Certified City,
County & Local
Government Law
Garganese,
Weiss & D’Agresta, P.A.
111 N. Orange
Avenue, Suite
2000
Orlando, Florida
32801
P.O. Box 2873
(32802-2873)
Phone (407) 425-9566
Fax (407)
425-9596
Cocoa (866) 425-9566
Website:
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Email: agarganese@orlandolaw.net <mailto:agarganese@orlandolaw.net>
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-----Original
Message-----
From: terrilynbowman@yahoo.com <mailto:terrilynbowman@yahoo.com>
[mailto:terrilynbowman@yahoo.com <mailto:terrilynbowman@yahoo.com> ]
Sent: Thursday, October 13,
2016 7:10 AM
To: Anthony A. Garganese; d.greene@cityofcapecanaveral.org
<mailto:d.greene@cityofcapecanaveral.org> ;
m.goforth@cityofcapecanaveral.org
<mailto:m.goforth@cityofcapecanaveral.org> ;
d.lefever@cityofcapecanaveral.org
<mailto:d.lefever@cityofcapecanaveral.org>
Cc: terrilynbowman@yahoo.com <mailto:terrilynbowman@yahoo.com>
Subject: Oak Lane and Variance Request No.
2016-02; Public Records Request under Ch.
119
SUBJECT: Oak Lane
and
Variance Request No. 2016-02; Public
Records Request under Ch. 119
Dear Mr. Garganese,
Mr. Greene,
Ms Goforth, and Mr. lefever:
I write in my individual
capacity and as the owner of Cypress
Shareholders, LLC, which is the owner of 131 Oak Lane, Cape Canaveral
FL 32920.
Please see the
attached
letter.
I can be
reached by phone at 202-276-2700 or by email at
terrilynbowman@yahoo.com <mailto:terrilynbowman@yahoo.com> .
I would be happy to discuss any of these requests.
Thank you,
Terri L. Bowman
Individually
and as
Member/Manager of
Cypress
Shareholders LLC terrilynbowman@yahoo.com
<mailto:terrilynbowman@yahoo.com>
202-276-2700
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. Instead, contact our office by phone or in writing
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. Instead, contact our office by phone or in writing
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