HomeMy WebLinkAboutvariance request 17-01 (2)4/18/2017
To: Cape Canaveral Mayor Robert Hoog, City Council, City Manager and
City Attorney
Regarding “de novo” variance request 17-01
1) The City of Cape Canaveral granted Variance 17-01 on 3/2/2017
without requiring the applicant to answers the questions regarding Sec.
98-31(a) (b). The replat of lot 1 on 1/19/2007 was in violation of Sec.
98-31 (a) (b).
2) The applicant purchased a “Special Warranty Deed” on 9/25/2015
that clearly states “Subject to; covenants, conditions, restrictions,
easements, reservations and limitations of record,” This makes it very
hard for the applicant to argue Sec. 110-37. (b) (1) and (2) and (3) and
(4) (c).
3) If you are to ignore Sec. 110-248 (6) and Sec. 110-337 (4) then
A VARIANCE IS NOT REQUIRED to build to the minimums as required by Sec.
110-37.(b) (5) (c). The 50 foot setback can remain in place. The
applicant wants to build a building that is 5 times the minimum. This is
not an acceptable reason for the variance.
4) Why was Sec. 110-248 (6) and Sec. 110-337 (4) not discussed?
Mr. Dickey argued that code will not allow C-1 use of the applicant’s
remaining 3 lots because of the neighborhood’s R-1 usage.
5) On numerous occasions the Board attempted to discuss 110-37.
(6) (c). But the City Attorney and David Dickey told them it was not
appropriate to discuss.
6) On numerous occasions the Board attempted to insert landscaping
requirements due to such a drastic exception to code. But the City
Attorney and David Dickey told them it was not appropriate.
7) How did the City calculate the lot depth @ 58.4 feet even after
Diana Pittner informed the City on 3/14/2017 that it is only 53.4 feet?
Will 8805 Sea Shell Lane lose 5 feet of their property? Remember this is
the same type of error that the City used to justify taking 17 feet from
my home @ 126 Oak Lane.
8) While these conditions may seem unduly harsh and stringent to
the individual applicant, it must be remembered that the Zoning
Ordinance was enacted for the benefit of the community as a whole and
requires an organized and controlled pattern of the community’s
development, per the City of Cape Canaveral’s Variance worksheet.
A signed certified [7016 2710 0000 0953 4142] copy has been mailed to
Anthony Garganese 111 N. Orange Ave Suite 2000 Orlando, FL. 32801
Bernard Lennon
126 Oak Lane Cape Canaveral, FL.
1) Sec. 98-31. - Division of land; review
and approval required; zoning.
(a) Any subdivision of land into two or more parcels shall be
subject to the requirements of this article.
(b) No owner of real property shall sell, offer to sell or lease
lots or tracts of land from such property without first having divided
such property in accordance with the requirements of this article.
Before such lot or tract is divided, the lots or tracts proposed to be
divided shall be surveyed by a duly licensed Florida surveyor and
approved by the city council by plat or lot split resolution in
accordance with the specific applicable provisions of this article and
F.S. ch. 177. No permit shall be issued for the construction of any
building or structure or for an electrical or sewer hookup on any lot or
tract sold in violation of this article; provided, however, that any
such violation can be remedied by complying with the provisions of this
article. Additionally, any subdivision or lot split approved pursuant to
this article shall in every respect meet the criteria established
elsewhere in this article and the City Code for the category of zoning
and other relevant codes under which the property is zoned.
2) Sec.
110-37. - Procedure.
(b) All variance decisions shall be based on an affirmative
finding as to each of the following criteria:
(1) That special conditions and circumstances exist which are
peculiar to the land, structure or building involved and which are not
applicable to other lands, buildings or structures in the same zoning
district.
(2) That literal interpretation of this chapter would deprive
the applicant of rights commonly enjoyed by other properties in the same
zoning district under the terms of this chapter and would work
unnecessary and undue hardship on the applicant.
(3) That the special conditions and circumstances referred to in
subsection (1) do not result from the actions of the applicant.
(4) That approval of 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.
(c) Under no circumstances shall the board of adjustment grant a
variance to permit a use not generally or by special exception permitted
in the district involved or any use expressly or by implication
prohibited by this chapter.
3) Sec. 110-248. - Rules for
interpretation of district boundaries.
Where uncertainty exists as to the boundaries of zoning districts as
shown on the official zoning map, the following rules shall apply:
(6) If the actual location of physical features varies from
those shown on the official zoning map or in other circumstances not
covered by subsections (1) through (4) of this section, the board of
adjustment shall interpret the district boundaries.
Sec. 110-337. - Minimum
setbacks.
(a) In the C-1 low density commercial district, the minimum
setbacks required shall be as follows:
(4) Rear, ten feet; 25 feet when abutting a residential
district.
Sec. 110-37. - Procedure.
(b) All variance decisions shall be based on an affirmative
finding as to each of the following criteria:
(5) That the requested variance is the minimum variance from
this chapter necessary to make possible the reasonable use of the land,
building or structure.
(c) Under no circumstances shall the board of adjustment grant a
variance to permit a use not generally or by special exception permitted
in the district involved or any use expressly or by implication
prohibited by this chapter.
4) Sec. 110-248. - Rules for
interpretation of district boundaries.
Where uncertainty exists as to the boundaries of zoning districts as
shown on the official zoning map, the following rules shall apply:
(6) If the actual location of physical features varies from those
shown on the official zoning map or in other circumstances not covered
by subsections (1) through (4) of this section, the board of adjustment
shall interpret the district boundaries.
Sec. 110-337. -
Minimum setbacks.
(a) In the C-1 low density commercial district, the minimum setbacks
required shall be as follows:
(4) Rear, ten feet; 25 feet when abutting a residential district.
5) Sec.
110-37. - Procedure.
(b) All variance decisions shall be based on an affirmative finding
as to each of the following criteria: .
(6) That approval of the variance will be in harmony with the
general intent and purpose of this chapter, and will not be injurious to
the neighborhood or otherwise detrimental to the public welfare.
(c) Under no circumstances shall the board of adjustment grant a
variance to permit a use not generally or by special exception permitted
in the district involved or any use expressly or by implication
prohibited by this chapter.
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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