04/21/1981
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STATE OF ~LORIDA
DIVISION OF ADMINISTRATIVE HEARINGS
RUTH M. WALSH and )
BARBARA BEAKES, )
)
Petitioners, , )
)
VB. )
)
CITY OF CLEARWATER, ) CASE NO. 81-257
)
Respondent, )
)
and )
)
RAY AND CHRISTINE MAYER, )
)
Intervenors. )
}
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ORDER
Pursuant to notice, a hearing was held on March 25,
19B1~ Th~s hearing was conducted in the Commission Chambers,
City Hall, 112 South Osceola Avenue, Clearwater, Florida.
APPEARANCES
For Petitioners:
Nugent M. Walsh, Esquire
Suite 204, Legal Arts Building
SOl South Fort Harrison Avenue
Clearwater, Florida 33516
For Respondent:
Thomas A. Bustin, Esquire
City Attorney
Post Office Box 4748
Clearwater, Florida 33518
!<"or Intervenors:
Harry S. Cline, Esquire
First National Bank Building
Post Office Box 1669
Clearwater, Florida 33517
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ISSUES
The issues presented by this case' concern the entitle-
ment of the Intervenors,' Mr. and Mrs. ~~yer, to be granted
~.^... ~. . \ ., . I .' .' . .
idDP"',~,:,:,~":,:~,, ':izon~n<:!;- yar~al1cesiin ~eep"ing with the provisions of Section.
'~ii):'~~;>,)~,~,::::.'~~,i~~.)o:;~\~t~:'.'ci~y ',at', Clearwater BUilding and'; zoning Regulations,.:. '
~,,'I\l~r~~~J~~:>;/..')~~'~':'~a;j~'~~~<?m'~'the' co~ditions ~et forth 'in section 131':044" Ci~yH:';'~
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\) ,_: ~ ~ ", ~ f;fi~'7;~~;~,~'b:i~~~a~'~'r~ '~ui~di~c~/. and' Zoning' Regula~ions, dealing with. th~' "
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, ~~1~~e.;~~~~,~.+~.~>.~~~~~,a~~,on~ ,. for, RS~50,; ,.,Sin~le~,Fam,~lY', Ro:~.~~~n~~ ~<': ~'.:' ':..:
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In particular, the Intervenors would requeot that tho front
setback line be reduced from 2S foet to roughly IS.4 feet and
that a variance concerning the area covered by the dwelling
be increased from 2S percent to 33.7 percent.1
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FINDINGS OF FACT
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On November 12, 1980, the Intervenors requested that
they be granted the variances set out in the ~ssues statement
of this order. The terms and details of that variance applica-
tion may be found as part of the City's composite Exhibit No. l,
admitted into evidence. A public hearing was conducted on this
,request and that hearing was held on January l5, 19B1. The,
taped transcript of that hearing may be found as the City's
Exhibi t No.2, adrni tted into evidence. Following that hea'ring,'.
a decision was made by the Boaro of Adjustment and Appeal for'
the city of Clearwater, Florida, to grant the variance requests.
The Petitioners in this cause were opposed to that grant of
variance and requested f\ hearinq. The matter was forwarded
from the City of Clearwater to the Division of Administrative
Hearings and 'on March 25, 1981, a hearing de novo was conducted
to consider this di~pute.
At the time of the hearing, tge Petitioner, Barbara
Beakes, was presented as a,witness and identified the claim
of the Petitioners as being one of. opposition to the project
in question which requested variances, for reason that it
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;Y,~C:;:'~,:,:;,'\<',,: <~It:, :shou~,d ,be -noted, that by ordinance, lot coverage by the dwel~in'g
~~:":"\ ~",.:.''., ',;;, "'nas:'b~e~, im;.reased from' .25. 'Percent t.o 42, perC?ent. since, :the, tJ.me , ' ;
~l~~L":,'~;;,>" '.:<~'i .o~ :th~ ,J.pi,tJ.al' application for va;,iance, and 1.n V1.ew of that f,act,,' \,
~~~'1f;?i,;;A.:I',;,,>"i,:':;..':';and,.,~l1E!,.,~act '~hat the' d~e.l1ing"does' not cover more than 33,.7,
?U~~1~~E:-Jt,>;:,. ::,;,:,:', p~r~en.~~: ,th~ ,p~rties . ~a:ye agreed that ,there is no cont~nuin~ ' '. ' " ; ;" ,
~;1,,~t~~$.'~~~i;,:\,~,,~:,d:~~P.~~~'>on "the 9uest:u.>n"of J~he:.,variance, relate~ to l!'aX1.mum lot, ,,;
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. ,,,.\ '~tr~'on",this .'.matter, because:, the J.ssue ,Iremained' for consideratJ.on at .' ", ' , :".':
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obscured her view of the water, cau.ed a decrease in the value
of her property and in addition to her attorney, expressed
opposition to the. area of coverage to be involved with the
proposed building project of the Intervenors and to the front
setback line at issue.
The Intervenors, Ray and Christine Mayer, who reside
at 940 El Dorado Avenue, Clearwater Beach, Florida, through
their project, would desire to construct a garage which would
be approximately 15.4 feet from the front property line as
opposed to the 25 foot front setback line required of the
City of Clearwater. The construction in question would not
advance the building line in the direction of the street.
~~reover, the distance from the street to the front of the
~ building had originally been 13.l feet when present front
setback lines were not in effect. The Intervenors have also
requested what they deemed to be a variance from the requirement
of maximum lot coverage by their residence, varying it from
25 percent to the 33.7 percent proposed by their construction.
As stated in a preceeding footnote, it was determined at the
hearing that the new requirement for maximum lot coverage is
.
42 percent and it having been agreed by the parties that the
area coverage in question is only 33.7 percent, the necessity
,for variance on that issue no longer e;dsts.
Intervenors' Exhibits Nos. l, 2, 3, 5, 6, 7 and 8,
are photogarphs depicting the nature of the structure in ques-
tion in various stages of construction and modification.
Notwithstanding the Petitioner Beakes' complaint that
her view was obstructed by the construction, there was no
specific proof related to the clear space requirement of Sec-
tlon 131.200, City of Clearwater Building and Zoning Requirements,
~::.:i:(<,.' '. ;.', ~.. .and",irl.fa.ct ~er view. is already obstruc1;-ed by a fence which now.
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ll:{,;~;;/.:,;\,:'./;:".~.':~'JCi~t,~"r~:..t,~e 'Mayers' 1, prope~~y and the construction, proposed.
W~1~~:fi;Yt'::::~~:,'~:::-;:by. ,:th~, . ~.aye~~ ' would. not materially change t.hat' circumstance.
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.~ T,'f~' :!tf:;r~!rA~,.;;.\:'i:;>',",,:::' .,,'...:,;The:.:,P:rcjot ,6n.,.the issue' of decreased property'val!Je, ';.
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~~lf;~iiit.'ffired\:~'by::';petitionerBeake8 ,does not~seern to bel aspe9ific,. ,.:.... . ..' \;
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CONCLUSIONS OF LAW
1.
The Division of Administrative Hearings has
'.
jurisdiction over the subject matter and the parties to this
action in keeping with Section 120.65(6), Florida Statutes,
and Section 35.l0, Coda of Ordinances of the City of Clearwater.
2. Section l3l.044(5), requires that the main build-
ing in an RS-50, Single-Family Residential area be located
25 feet from the street on the front side. The proposed ~roject
of constructing the garage would not place that structure which
now exists closer to the street, but the construction would
be located within approximately 15.4 feet of the street. Con-
sequently, it is not in keeping with that provision's require-
ment. In order to go forward with this construction, it would
be necessary for the Intervenors to be granted a variance
within the meaning of Section l31. 016 (e), City of Clearwater
Building and Zoning Regulations. That provision states:
(e) Variances. The board shall have power
in specific cases, after due notice, inves-
tigation, and hearings on the aforesaid,
where there are practical difficulties or
unnecessary hardships in the way of carrying
out the strict letter of the provisions of
this chapter, to determine and vary any
such provisions in harmony with the general
purposes and intent of this chapter so that
the public health, safety and general welfare
may be secure and substantial justice done.
A variance from the terms of this chapter
shall not be granted by the board unless and
until:
~
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(l) A written application for a variance
is submitted stating substantially that
certain of the fOllowing exist:
a. That special conditions and circum-
stances exist which are peculiar to the
land, structure or buildin~ involved and
which are not applicable to other lands,
buildings or structures in the same
district.
b.' That liberal i'nteroretation of the
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I~!\ ~~ '.' _',' .;,. , ,'.', " : . ". by, other' properties in, the same district
~>:;I',::~~:(,~.~I:~;:";;::F;':':i';'''''''!!:''';'':: . "'~I',,,. ',:':'~~~~ "t.he, terms. ~.f ~l~isc.ha~,ter., .:. . '
,'i" '~',::c.]:/'<,;~;>>,:'\.".: ',.', ' ::.' ".,'c. '. That the special". conditions and. , . '
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d.' That granting the variance requested
will not confer ,on th..,.ppllcant any
special privilege that i. denied by
this chapter to other lands, structures
or dwellings in the same district.
No nonconforming use ot neighboring lands,
structures or buildings in the same district,
and no permitted use of land, structures or
buildings in other districts shall be con-
sidered grounds for the iSDuance of a var~ance.
(2) Notice of public hearing (see subsec-
tion (d):
(3) The board shall further make a find-
ing that the reasons set forth in the
application justify the granting of the
variance, and that the variance is the
minimum variance that will make possible
the reasonable use of the land, building
or structure.
.@;
(4) The board shall further make a finding
that the granting of the variance will be
in harmony with the general purpose and
intent of this chapter, will not be injurious
to the neighborhood, or otherwise detrimental
to the public welfare.
In granting any variance, the board may
prescribe appropriate conditions and safe-
guards in conformity with this chapter.
Violation of such conditions and safeguards,
when lnade a oart of the ter.ms under which the
variance is granted, shall be deemed a viola-
tion of this chapter and punishable as pro-
vided by this chapter. Under no circumsances
[sic] shall the board grant a variance to
per.mit a use not generally or by special
exception permitted in the district inVOlved,
or any use expressly or by implication pro-
hibited by the terms of this chapter.
Because of the nature of the home in question, there
are practical difficulties with attempting to.comply with the
front street setback line and to cause that compliance would
promote unnecessary hardship on the part of the Mayers. The
granting of this variance will not confer special priVilege on
the applicant denied by this chapter to other lands existing
and structures and dwellings in the Bame district. The setback
. lin~, is not being reduced. The granting of the variance would
'. ~.,: . ~ I.T ! .1 >.
'~{'J:;{::~;': ::', ,. ~": b~:;,~nharmony with the general 'purpose and intent of. the zoning '.
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1~~$.~;~~,:\:',.>':~~, i,~9ula,~'i?n' find would not be injurious' to the neighborhood or.
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~~i.r(~~~~:~::;:,:,.,.,:;d~triril~ntal. to,.the publ~c welfare. ' '.... ", .:\
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. The proof offered by the petitioner Beakes, directed
to the propriety of the variance does not suffice to alter the
opinion that a variance should be 9rahted,~n the question of
a reduction from 25 feet to approximately 15.4'iect.
3. The requested variance in terms of area coverage
of the dwelling aet forth in section 131. 044 .(6), having been
'increased from 25 percent to 42 percent and it having been
stipulated between the parties that the dwelling in question
with the improvements would only cover 33.7 percent, there no
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longer exists a necessity for a variance on that item.
Based upon a consideration of the foregoing Findings
of Fact and Conclusions of Law, it is
DETERMINED that Ray Mayer and Christine Mayer should
~. be granted a variance from the requirements of the front street
setback line from 25 feet to approximately lS.4 feet necessary
to achieve their present construction and that those persons
be entitled to take the necessary steps to obtain building
permits to construct the said addition and to do so within the
time prescribed by law, the failure to make timely app~ication
for building per.mit thereby promoting the expiration of the
variance. 2
"'..~ .7-
DONE and ENTERED this ~'-~ day of April, 1981, in
Tallahassee, Florida.
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CHARLES C. ADAMS, Hearing Officer
Division of Administrative Hearings
The Oakland Building
2009 Apalachee Parkway
Tallahassee, Florida 3230l
904/488-9675
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Nugent...)r~l~ Mallh,"., Bsquire .',;..,"
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:SOI ,.Sout~'/:F6rt'Jtarri8on 'Aven~e
..Clearwater,' Florida 33516'"
Thomas A. Bustin, Esquire
,City Attorney,',
Post Office BOXi.4748
Clear",ater~ Flo,rida 33518
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'Harry'S. ClIne, Esquire
First National Bank Building
Post Office Box 1669
Clearwater, Florida'
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