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Home My WebLink AboutItem 14 16 Floral Street - Wright Property Variance City of Ocoee ▪ 1 N. Bluford Avenue ▪ Ocoee, Florida 34761 Phone: (407) 905-3100 ▪ www.ocoee.org STAFF REPORT Meeting Date: January 16, 2024 Item #: 14 Contact Name: Anoch Whitfield Department Director: Michael Rumer Contact Number: Ext. 1016 City Manager: Robert Frank Subject: 16 Floral Street - Wright Property Variance - VR-23-03. (Zoning Manager Whitfield) Background Summary: The applicant, Ariana Wright, is requesting approval of one (1) variance from Section 5-14A and corresponding Table 5-2 as follows: 1) 17.7-foot (representing a 69%) reduction of the minimum front building setback from 25 feet to 7.7 feet along the west property line to accommodate an attached garage for a single-family home on a corner lot. The subject property is located at 16 Floral Street in Commission District 2 and is zoned R-1A Single-Family Dwelling District. Per Table 5-2 of the Land Development Code (LDC), the minimum zoning regulations for development within the R-1A zoning district are as follows: Lot Size Front Setback Side Setback Rear Setback Min Lot Width Max Building Coverage Maximum Impervious Max Building Height Minimum Living Area 8,000 SF 25 FT 7.5 F 25 FT 70 FT 40% 50% 35 FT 1,200 SF The subject property is a corner lot with roadway right-of-way (ROW) frontage along the north (Floral Street) and west (South Cumberland Avenue). The primary entrance of the residence is along the north. Per Section 5-4G, Article V, LDC, "on a corner lot", the applicable front yard setback shall apply to both street frontages. Consequently, both the north and west property line are considered a front yard and, as such, are subject to the required front yard setback of 25 feet. The existing house was built in 1974 with no garage or carport, and based on the submitted survey, the house is located approximately 7.7 feet from the west property line and 24.6 feet from the north property line. The home is served by a septic system, and according to the property owner, the drain field is generally in the "back middle yard" of the house. Furthermore, the house has a front porch but no back porch, and the back door is generally in the center of the rear elevation of the house. Thus, although the applicant originally wanted a detached garage, because of the limited space and drain field, the applicant seeks to build an attached garage that would align with the west elevation of the house in order to leave room for a back patio to shelter the back door from the weather. Page 893 of 909 City of Ocoee ▪ 1 N. Bluford Avenue ▪ Ocoee, Florida 34761 Phone: (407) 905-3100 ▪ www.ocoee.org According to Chapter 4-9 A., the variance application/applicant must demonstrate: 1. Special conditions and circumstances exist that are peculiar to the land, structures or required subdivision improvements involved and are not applicable to other lands, structures or required subdivision improvements; 2. That a literal interpretation of the provisions of these regulations would deprive the applicant of rights commonly enjoyed by other properties with similar conditions; 3. That the special conditions and circumstances do not result from the actions of the applicant; and 4. That the granting of the variance requested will not confer of the applicant any special privilege that is denied by these regulations to other lands, structures or required subdivision improvements under similar conditions. Applicant Response: The applicant states that, because the house does not have a garage or carport, "this does not allow for security or protection from the elements". She further states that "a garage is common to all the other properties in her community with similar conditions ... a variance is required to keep the construction uniform with the rest of the homes in our area, as well as allowing for maintenance access to our septic system... this will increase the value of the property." Staff Review: Given the location of the back door and drain field, staff finds that the proposed location of the garage and patio is the most suitable placement for these improvements and reflects the minimal variance needed. The proposed garage location maximizes the available space behind the house, maintains a single building elevation along Cumberland Avenue, leaves room for the back patio to shelter the back door and maintains access to the drain field. Placing the proposed garage at the 25-foot minimum front setback line would put the back door of the house in the center of the garage. Lastly, since the house is currently 24.6 feet from the north property line (primary entrance), placing the garage at the front of the house would place the garage almost entirely in the front yard setback and approximately 2.6 feet from the property line. The proposed improvements will not cause the lot to exceed the maximum 50% impervious surface area for the zoning district. The proposed location of the garage was based on coordination between staff and the applicant. Staff finds that the variance demonstrates satisfaction with the four (4) review criteria and supports the request. Issue: Should the City Commission approve a variance from Section 5-14A and corresponding Table 5-2, LDC, for a 17.7-foot reduction of the minimum front building setback from 25 feet to 7.7 feet (representing a 69% variance) along the west property line to accommodate an attached garage for a single family home located at 16 Floral Street, assigned parcel ID number 17-22-28-6144-03-631? Recommendations: Staff recommends that the City Commission approve the variance from Section 5-14A and corresponding Table 5-2, LDC, to allow a 17.7-foot reduction of the minimum front building setback from 25 feet to 7.7 feet (representing a 69% variance) along the west property line to accommodate an attached garage for the single family home located at 16 Floral Street, assigned parcel ID number 17-22-28-6144-03-631. Attachments: 1. 16 Floral Location Map_v2 2. 16 Floral Aerial Map 3. 16 Floral Zoning Map 4. 16 Floral FLU Map 5. Application & Justification 6. 16 Floral Site Concept 100723 Page 894 of 909 City of Ocoee ▪ 1 N. Bluford Avenue ▪ Ocoee, Florida 34761 Phone: (407) 905-3100 ▪ www.ocoee.org 7. 24-003_AFD_Ad Wright Variance_Jan 16 24 CC Hearing Financial Impacts: N/A Type of Item: Public Hearing Page 895 of 909 F l o r a l S t S Bluford AveW O h i o S t W M c k e y S t W D e la w a r e St 16 Floral St VarianceLocation Map I Page 896 of 909 Floral St S Bluford AveS Cumberland AveMagnolia St Lafayette St 16 Floral St VarianceAerial Map I 0 30 6015Feet Page 897 of 909 F l o r a l S t S Bluford AveW O h i o S t W M c k e y S t W D e l a w a r e S t Sills Aly 16 Floral St VarianceZoning Map I Page 898 of 909 HI LDR INST INST LDR LI Floral St S Bluford AveLDR W O h i o S t W Delaware St W McKey St 16 Floral St VarianceFuture Land Use Map I COM Cummberland AvePage 899 of 909 Page 900 of 909 Page 901 of 909 Page 902 of 909 Page 903 of 909 Page 904 of 909 Page 905 of 909 Page 906 of 909 Published Daily ORANGE County, Florida Sold To: City of Ocoee - CU00104366 1 North Bluford Avenue OCOEE, FL 34761-2258 Bill To: City of Ocoee - CU00104366 1 North Bluford Avenue OCOEE, FL 34761-2258 State Of Florida County Of Orange Before the undersigned authority personally appeared Rose Williams, who on oath says that he or she is a duly authorized representative of the ORLANDO SENTINEL, a DAILY newspaper published in ORANGE County, Florida; that the attached copy of advertisement, being a Legal Notice in: The matter of 11150-Public Hearing Notice Was published in said newspaper by print in the issues of, or by publication on the newspaper¶s website, if authorized on Jan 07, 2024. Affiant further says that the newspaper complies with all legal requirements for publication in Chapter 50, Florida Statutes. Rose Williams Sworn to and subscribed before me on this 8 day of January, 2024, by above Affiant, who is personally known to me (X) or who has produced identification ( ). Signature of Affiant Name of Affiant Signature of Notary Public Name of Notary, Typed, Printed, or Stamped 7560792 Page 907 of 909 7560792 Page 908 of 909 Page 909 of 909