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06/06/1988
.W-1'~'IP"'.' . . IL~.<U~j '" ...~ .... ~:. "q....,........_ . [I:"~~*~t4j~tr.~.:{!I~,...~I~J.~..':r. 7:jJ.I.:';T/":"'-;:-'~'.oI( ~~f!J~'t~-.:?~',1.r~1::\ L :-.~\'~ T"f.brl ....~...I. ~~~~T;I': ~.J:: >,,"(- ',: ,d'r ",.'". ." .,.,;.'." ,.,. .... ".. i i,; ~2~.;:,;;~!::,';rErt~k.):~bt!tJtt:~~;~stJ~,t;':'~~'.{\;;:~~~;i;';F[i;:;';:!?,: , ' ", L __, '-r.- . '.. ":.:)~ "':," ' ~~~ ~... ~ .~I.~ r' ~~...:J~<~,;~.~V'ql~~.;';'~~-I'''~1,)lti:~:~~~~t ,...., .+,' . .~~ ,.1 .""<1'\.;.... ~'",..j".\i'~'..I'T~:..~).".n,<t~... )~t";.,.~I..~i~~l'" I .,1"','" H :'.'''...~... '. ....~ ,<,,:'\o..t. .....-1 ~,~"';--..,".~~-.... ~::'I_;' .1.;..1:......: ;;:.IJ'~/~R~:.. ...i..:;L.;. l. ".-.-..:~ ~" .." I.., ,> ~ ~'t B 'I:~' ,,'!"" \.t..-? "0: ~. r{~",~,"i~.\l:.r-~ ~"'1~ '..' I.. ~ . > .' I. <'~\ , ' ~,I:...I. . ,~".<'"r....O::..;.:f:{! t~., \~I..I\J!.t-t1 .. 'r': '.' '. . """:.',,:Y"';";';:'.:.;';'1:{:t(I"~~~,;;f~::.,, ..,., :5:'\'(".:"";I::~,$~1t{~tf~~t~1;~8J:!'\~;';/:X;~j:~;:'::~:.:\:,i:;';i:'//;{f.".!i::..;F:;: .. .,.,". l. .t.' . n:.i~ ~n< ~:",~~':~ . :,. ., ..'\.. L~;\'~~:{'~;/i~~~J~~ ~ ~ STATE OF FLORIDA DIVISION OF ADMINISTRATIVE HEARINGS PLYMOUTH DEVELOPMENT, LTD. , ) ) ) Appellant, ) ) VB. ) CASE NO. 88-0912 ) CITY OF CLEARWATER, ) ) ) Appellee, ) ) cynthia I. Rice, Esquire, of Clearwater, for Appellant. Miles A. Lance, Esquire, of Clearwater, for Appellee. Before J. Lawrence Johnston, Hearing Officer, Division of Administrative Hearings. @ FINAl, ORDER This case was heard in Clearwater on April 21, 1988. The Appellant, Plymouth Development, Ltd., (Plymouth) appeals from the decision of the Clearwater Development Code Adjustment Board (DCAB) denying Plymouth's application for a variance trom city parking standards. FINDINGS OF FACT 1. On November 19, 1987, Plymouth, by and through its representative, Todd Pressman, filed an application for a variance of 1'411 in the parking standards of the Clearwater Land Development Code to permit some double row 90-degree parking with an aisle in between having an overall width of 60'8" in Plymouth's parking garage located at 2590 U.S. 19 North, ~ Clearwater, Florida 33575. The variance would reduce the Gize , .:~: ,::~i' .J9'i~~' .. '~P0.~ ' ~I<..~ ., ,~~t~Rll . . ..'," " (~"';",f.:t~. ',', '/i1.1';~ i.l\~~ '..Pt"'r~;rl'~~':\:" ,t....,~~J~i~i-r.JI~' a...,.',f 1~~ ~\'1''''1 \t~l;d )1r~1 :lI,~\ '.t;J'" , t~"*t\j'1t'(f'(l,:}P ""~I';r:'~t~~~J!1 !;.;'fP,~~:;',.;;,\:....,h; ,,\{':~~i~1' v.;(;~,t'::f~~ J~'.i,'t:{~:'. .,,::,~~ ~', ~\~f1' .,....... "'!, ~-l' /'.:or'';'l..r;fii'''!"'.''~I",,!, !,..r"......' ....'l'l..: ~~."<I~'t'^"~..~-t(>- ....., . I '~ft.. r"~[~ ~""'~.1";'~~' ,J.. I \-tS."},.I. ~, 1'~f.>"''t.''l.!4<'''M~<.'''Y;e\.~I''''''"''':;;'t~",,:,,",,! 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",!('~\.l;';,?~;!,,; 'f;~. .:..~< :.~~~{:};I~~~~~~~~ ~i~J;~r~~ ,~) )> ..:......->.'I.{"'--+....\J~ Yl;~WMi~~~; \.J. ...~."r'.'t-~..I):..~ ,~ ~,~~: ':~:~f~~~i.>;:f~4.;~~~ .:~.~,:t~11{;:.;:li.~~i\.!~~, ~' ~~(:;i::~~f.~~~t~ ~ y I~ ...\~:. \',<\~~;, j"o;'j;~f/t ~y(,.. ...i"~:t./~ t,.. '..'..'l'f""'.. . l"1.Jlit.f.. :~}f~~{~0:.~~t.f:~fl~ ~~Ji~~ '" '. ~, "I'V' '1... ftitJ:ru ~,~ji~t~~~';' ~" J:;,~:':t~.:t~.~~ ~~~I:u';}c:<~{e _c.,., t",} .J:..... :/{~,~~ >~?~:);/{: , '!"""Jl.'ii'i'~ ''')'>-''''H'''I 'iJ~!.~;:~1;,t.~, ~). -.or')'~ ~ ..,.. A~ l'ia;.- ~.\'l.:.. t:\\J.....J~J '--~~:\.t.' & ,,"'1/ . \'~~ .~' , '!;~!!, ,Iii ;(~l' 1:l1! .'_; .\1 +..El~ ::,:.:1\ .,' . c' ~~'W""""T. H4' '-'j\ ,>'-:.) ~<~J'~"~r:~~ ,. ';(.i1 >f..'c\ '.J-.""'~~"J~Jl.. f'~'-;'~ of 28 parking spaces o in the out of from 19' to 500-520 garage 17'8". 2. On February 11, a public hearing on 1988, Appellant's application was held before Minutes 'of the the DCAB. hearing were kept and a tape recording of the hearing was made. 3. The tape recording and minutes February 11, of the 1988, hearing reveal that the DCAB heard the testimony of John RiChter, the Clearwater Land Development Code Administrator; .. Todd Pressman, representing the Applicant; craWford, and Keith the Director of Traffic Engineering. The Building Department Official did not comment on the variance application. No letters were introduced letters were in support of the application. and no introduced in opposition. 4. At the conclusion o said public hearing, of DCAB unanimously voted to deny Plymouth's application for the requested variance. 5. The parking garage only totally in question, the private parking garage in Clearwater, was designed and approved as part of plans to build two office buildings. During planning, Plymouth's New Jersey architect made a mistake which resulted in some 28 parking spaces being substandard. Large columns supporting the in the end structure were designed to be placed of parking reducing the useful stalls along the wall, length of these parking stalls by The city Traffic Engineer brought 1'4". the matter to Plymouth's attention. asked to be Plymouth allowed to designate the for compact cars only but was informed 28 spaces that Clearwater's code did not recognize compact car parking (j 2 '. . '~~~: ~ ~ ..~~. ~;~;:.~~;" "I..) :.'~.. ~"':.~. ". _ , ;':,; .':........~..:.. ..; ~I ~ :...\>' '" ~ .... , ..... ... ~ ., -...,..." -' t "', '. ......... <. " 0 .. ~ _ J .._~.... " c , ,,# ~ ,.. 0 _ . ~ II ~ " .\., " . . .r~ ;:;<~!!i{-~~~rff?\: ;,. " , , . ~ O"-b~ ' ..;~ .....:':~.:...;:~.};.,;<;p':10!~I;iJ , . ; .~, ~ . /. '. '.~ ", i'~ . , l ',J., ", \ ,',' I"~ " ~~. ." . "' " as parking spaces without a variance. But the columns are in the o corners of the affected parking stalls and do not reduce the effective length of the stalls in the judgment of the city Engineer. CONCLUSIONS OF LAW 1. On appeal from the DCAB decision on a variance application, the appellant has the burden to show that the decision cannot be sustained by the evidence or that the decision departs from the essential requirements of law. Clearwater Land Development Code, section 137.013(f)(3). 2. Clearwater Land Development Code, section 137.012(d), provides: Standards for approval. A variance shall not be granted by the development code adjustment board unless the application and evidence presented clearly support the following conclusions: o variance requested arises from a is unique to the property in question and is neither ordinarily or uniformly applicable to the zoning district nor created by an action or actions of the property owner, predecessor in title, or the applicant. Any mistake made in the execution of a building permit or work performed without the benefit of a permit shall not be considered to be situations which support the granting of a variance. (1) The condition which (2) The particular physical surroundings, shape or topographical conditions of the property involved and the strict application of the provisions of this development code would result in an unnecessary hardship upon the applicant. 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