06/06/1988 (2)
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by the Assistant City Attorney, Mr. Williams stated he became involved
with the renovation in November, 1987, after it was well underway. When
the house was built 30 years ago, there was only a ten foot setback
required. On March 10th, he again appeared before the Devlopment Code
Adjustment Board with a revised variance request. This allowed him a
driveway to his garage and a sidewalk entrance to the house. He does not
feel the applicant has reasonable use of his property.
Fred Thomas stated 100% of his front yard was concrete for 30 yel.rs.
During renovations to the house, the concrete cracked and he decided to
remove it. The concrete had no permeability but the brick pavers he
proposes to use will. The neighbors decided they did not wish on-street
parking and requested the City place signs along the roadway stating that
parking on the street is not allowed. If he is not granted the variance,
he has no place for guests to park their cars. Someone in the Building
Department told him if he had obtained a permit prior to removing the
concrete, he would have been able to replace it. He advised the Hearing
Officer that there is current litigation with the City regarding the house
itself. If he is not permitted to put in additional concrete other than
the driveway and sidewalk, it creates a hardship because there is no place
for his guests to park without blOCking his garage.
One oitizen spoke in support stating that in the eleven years he has
been there, the entire yard has been concrete. There are parking problems
and the police do issue tickets for on-street parking.
The Planning Official stated this area has some of the smallest single-
family lots in the City and the structure is nonconforming. The Land
Development Code states that nonconformities may continue to exist but
are not to be extended. In response to a question, he stated the purpose
of requiring open space is for aesthetic purposes and ground water
recharge. It is his opinion that cars can be parked along the side of
the house if trees and shrubs are not planted to obstruct access. There
is no requirement that open space be landscaped and sod would be sufficient
in this area. If the appellant had requested a variance to the front yard
setback, the front yard area would have been computed by subtl'aoting the
portion ,of the home that intrudes into the setback. Because no variance
was requested for the front setback, the front yard area is computed based
on the setback line and the width of the property. He stated
nonconformities as to setback and open space are common occurences on the
north end of Clearwater Beach.
In closing, the Assistant City Attorney 3tated the applicant has been
before the Board several times and in March was granted access to the house
and garage. The Board has been reasonable and the appellant has reasonable
use of the property. There are r.o grounds for overturning the Development
Code Adjustment Board's deoision.
2.
4/21/88
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3. The DCAB decided that Thomas' application and
as the
10'
x
10'
square
is grassed and Thomas
does
not use
it
for
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evidence did not clearly support the
conclusions
required by
section
137.012 (d)
for the grant of
a variance.
The
DCAB
decision
is ,sustained by the evidence and does
not depart
from
the essential requirements
of law.
4.
The requested variance,
as
a practical matter,
seeks
only to relieve Thomas
from the
requirement to maintain a
10'
x
10'
square of land as
II open
space. It
In all
other respects,
the granted variance gives Thomas
the relief
he seeks
in the
denied variance application.
5.
section
137.005,
Clearwater Land Development
code,
defines
"open
space"
as
an area
of
a
lot receiving permeable
vegetative
landscape treatment.
It goes
on to exclude grassed
0"
..'
surface parkinq
spaces
from
llopen
space."
It
follows that a
grassed
area
not used
for parking
is
"open space."
Nothing
in
the code prevents Thomas
from using the
10'
square
area
for
access to the
side concrete alley and back concrete apron
so
long
parking.
6.
Because
of the use Thomas
legally can make
of
the
"open space"
required to be maintained
in the
10'
x
10'
square on
his
front yard,
he
is under no hardship that would
require a
variance.
Put another way,
the
denied variance application
seeks
more than the minimum variance
required to alleviate the
hardship
on the property.
The minimum required variance
is
embodied
in
the granted variance.
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