HomeMy WebLinkAboutLetter; St. Lucie Gardens Non-Confirming LotsThCES 'DEPARTMENT
�Plannirig p�vslori.
ST. LIJCIE e4i7'N I'I'
�ur}e-1'2, 2019
BOARD OF COUNTY
COMMISSIONERS
Matthew J . Toeniskoetter
J T: Holdings, Inc.
LIN�A.BAR r'z_
1.
590I S US Highway' 1
CHAIR
DiSTRI&T3a
Fort P erce,_:FL 34982
CATHY TOWNSEfVD
RC • St: Luce Gardens Non=Conforming Lots (3414-5014008-150-7 &:3:414=5:Q'1
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D18t,RIC5T
10Q6 350-5 ;App licability ofFlor.ida State Stattite.Sectian 704:0.1
CHRIS.DZADQVSKY
Dear;:Mf Toeniskoetter ,
DISTRICT1
This letter is ►rc; regards to your request: ,for additional research pertaining. "to the:
SEAM MITCHELL
:applicabllity of. Florida :Statute Section'704 I# with respect to the 'fohowing> iwo,non-
DISTRICT>2
conforming lots located' on-Gulotti' Place in- St.:"Lueie Gardens.' Parcels3414-501-1008-
1.5.0 7'& 34154-'S01-10Q6 `350 S The County >Attorney's offi'ee;has reviewed the section:in.
FRANNIE HUTOWNSQN
fight of the subject;parcels. and'.has,found the following:
DISTRICT,4
The above referenced parcels were: under the: aame ownership prior .to July, 1, 1084:
i.owARo N. TiPToIV
adoption of tl e.L-md.,.Development Code ,After-being:sold to separate owners i_n.201'7 and'
COUNTYADMWf5TRA17OR
"201.8 the..individual lots 'became. non .coriformai g, pars' ""to Section 1 Q:QO 0.4 'of the St.
Lucie- County `Land: Development= Cade. The original lot had access through -the 1-971
DAN MCIN—WRR
agreement -which created access easements to benef t>theaots<in. St: Lucie Gardens.
CddNt'(At ORNE-Y
The: ea'sement;;lcnown as, Gulotti Place !crosses_-- over the. eastern portion,.of Parcel ID No:;
MAILING, AooREss
3'414 .,SO1, 1006 35Q=,5. The other. grcel:does nothave dkect access to Gulott `Place or any
2300 VI,RGINIA AtrENUE
other- roadway. Due to; the: parcels lack of road frontage, the1ot split which occurred was
FORT PIERCE, FL=34962
riot in_coinpl ance with the requirements"'of the, St Lucie -County Land DevelopmehtCode.
PHONE
Consequently the two parcels -can, onlybe developedas ones,single-family residential lot.:
f772?° 462=2822:
_
Section 704.01, Florida Statute; creates: statutory easements for certain lots that may,
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otherwise be,landlocked: Furthermore, a "statutory way of;necessity eAsts )Xft any land
(772Y4624428
being used fora dwelling s shut Oft by lands:sa that.no pract catroute ofegress or'ingress.
,is available to thenearest public or private>road in.Wh'ichthelandloeked owner`has vested
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(772) 462 t;58:1
easements rights. While,this, b*.enable`the_ow e- r of the western of thetwo lots to make,
a, clairit':for physical accessao the adjoining lot; the statutory,easement is not.sufficient to:.
WE891TE.
meet the requirements of Section' 10.,OQ.Q4 of Land Development Code.
STLUCIECQ..G'OV
ST. L Q 0 1 E.W0, R
Pa:ge-'2 Of 2:
Given -the go , p prior ownership history of,,the 'lbts;,the :.noncompliatit.-iiature, of.,ther -lot, split, and the lkk
.of 'legal toad frontage, -the Planning and Dovolopment, Services Department recommends
comb riing--theparc6jsjpto a single lot ih: ordpr,,toremedy ,the.�situ4ti'o on:,
If you have any quesfionsor. doncem's please L feel free to contact the Ttannin - and _g _b0_61opmerit
Services Department..
Siftcerdly,
K ristopher M-NIXtain
Asgoclwte PlAfirief
Attachments:
' s�- (J).M'dmo
C6, Usitei 01Wh,P't4hq'j'n' ''ID evel6pm-0nf9,ervjqOs Director.
Linda Pendarvisl.,Tlanning.Manager.
Melissa, Brubaker, Zoning &-.Pe.nnitting Supervisor
lleatEe r Y-bi ui-ni g; Assistant County
Gwner
Pro, ropl�rty,
J6hn Biitqy
SOMR-0-1 LUCIEWORKS
INTER -OFFICE MEMORANDUM
ST. LUCIE COUNTY, FLORIDA
TO: Kristopher McCrain, Associate Planner
FROM: Heather Young, Assistant County Attorney"
C.A. NO.: 19-0766
DATE: May 31, 2019
SUBJECT: St. Lucie Gardens Non -Conforming Lots — Applicability of Section 704.01, Florida
Statutes
Pursuant to your request, I have reviewed the applicability of Section 704.01, Florida Statutes, to
the following two non -conforming lots located on Gulotti Place in.St, Lucie Gardens: Parcel ID No. 3414-
501-1008-150-7 and Parcel ID No. 3414-501-1006-350-5. The two parcels were underthe same ownership
prior to July 1, 1984, but they were conveyed to separate owners in 2017 and 2018. The original lot had
access through the 1971 agreement which created access easements to benefit the lots in St. Lucie
Gardens. The actual travel way of Gulotti Place crosses over the eastern portion of Parcel ID No. 3414-
501-1006-350-5. The other parcel has no direct access to Gulotti Place or any other road. Based on the
prior ownership and lack of road frontage, the lot split which occurred with the above -referenced sales
was not in compliance with the Land Development Code's requirements. Accordingly the two parcels may
only be developed as one single family residential lot.
Section 704.01, Florida Statutes, creates statutory easements for certain lots which may
otherwise be landlocked. While this may enable the owner of the western of the two lots to make a claim
for physical access over an adjoining lot, the statutory easement is not sufficient to meet the requirements
of Section 10.00.04 of the Land Development Code given the prior ownership history of the lots, the
noncompliant nature of the lot split, and the lack of recorded road frontage. Combining the parcels into
one lot again may serve to resolve the situation, but that will be up to the owners.
If you require anything further with regard to this matter, please let me know.
HY/
Copies to; Planning and Development Services Director
Development Review Coordinator