04/28/1981
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special exception. Soc. 131.058(1) requires 7000 sq. ft. of
lot area for n duplex in a RM 12 zone. However, under Sec.
131. 020, Lots of Rccord, a single .family, duplex, or triplex
building would be consistent wi.th the density based upon
4700 sq. ft. of lot arcu as long as building setbacks were
met. The site plnn did meet tho setback requirements, and he
believes nDither of the variances are needed since this lot
was platted prior to 1961. The density permitted under RM-28
zoning is 3.02 units.
Mr. McParland stated he and Mr. Richter differ in their
interpretation of the Code. He cited Sec. 131.016(3) stating
a singlo fnmlly residence would be the least variance which
would permlt rCBsonable use of the property.
Jack Vochte stated his insurance agency office is on
Lote 5 and 6, and Lot 3 is used for additional parking. Ac-
cording to the official plat, Lot 4 is 50 ft. by 86.20 ft. and
Lot 3 Is 86.16 ft. deep.
Mr. Reimer asked Mr. Vechte the size of their lots 5 and
6 according to the plat. They measure 50 ft. by 36.20 ft and
run cast and west rather than north and south. Mr. Vechte
said he had no knowledge of an additional 8 ft. 10 in. having
becn convoyed to Lot 6. After examining Indenture #3328, he
stated he had no argument with the document. Mr. Reimer
reported he had been advised the same 8 ft. 10 in. would
apply to his south property line. (Mr. McFarland objected to
tho conclusion.) Mr. Vechte said buildings in the area are
either ono or two stories high. Forrest Dean, a partner in
ownership of Lots 3, 5 and 6 stated the size of the proposed
duplex would eventually depreciate the value of their property.
Thoro is a storm sewer of considerable size south of the
property lin05 of Lots 3, 4 and 6.
Mr. Reimer questioned Mr. Dean concerning the photographs
and parking on the appellant's property, as well as that pro-
vided at the apartment east of Lot 3 where there is back-out
parking. Mr. McFarland objected to the subject of parking,
basad on irrelevancy. The Hearing Officer ruled that parking
could ba discussed. Mr. Dean stated he had estimated the
distance from the front and rear property lines of Mr. Reimer's
lot to the trees, and any construction would require ~emoval of the.
trees. Mr. Vechte stated it appears to be 3 ft. from their
parking ~rea to the lot line of Lot 4. .
Robert Reimer reported he has been the owner of record of
Lot 4 since 1957, and the property has been in his family since
the original platting in the 1920's. His lot qualifies for
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STATU OF FLf)nI DA
DIVISION OP' ADMINISTRNIIIVE UE1\RINGS
NORMAN KIRKIJ\ND, ot nl., )
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potitionors, ) . .'
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vs. ) CASE NO. Bl-492
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ROBERT REIMER and Cl 't'V )
OF CLE1\RNATER, )
)
Respondents. )
)
ORDER
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Pursuant to notice, hearing was held before R...' T~
Carpal1ter, Hearing Officer, Oivision of Administrative Hear-
ings, State of Florida. The hearing was held on April 3,
1991, ,in the City Commission chambers, City Hall, 112 South
..,
,Osceola Avenue, Clearwater, Florida. The parties were
,represented by'
Donald o. ~cFarland, Esquire
3ll South Missouri Avenue
Clearwater, Florida 33516
For Petitioners
Mr. Robert Reimer
17 Mayland Villa
'Mundelein, Illinois 60060
Responden t,
Thomas A. Bustin, Esquire
City Attorney
Post Office Box 4748
Clearwater, Florida 33518
For Respondent, City of
Clearwater
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The Board of Adjustment and Appeal on zoning granted
a specia~ ~xception and variances for construction of a duplex
on property owned by Rober~ Reimer. This grant is opposed by
adjacent property owners, Norman Kirkland, Forest Dean, Jack
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(2) Minimum lot width at building
setback line (interior lot): Seventy
(70) feet.
(3) Minimum lot width at building
setback line (corner lot): Eighty (80)
feet.
(4) Minimum floor area per dwellinu
unit excluding porches, breezeways and
garages: Average five hundred fifty (550)
square feet: minimum throe hundred seventy-
five (375) square feet.
(7) Maximum heights: Two and one-half
(2 l/2) stories and twenty-five (25) feet.
(8) Maximum density: Twelve (l2) dwelling
units per net acre.
The minimum lot area and width requirements provided'
in Subsections (l) and (2) above are waived by the provisions
of Section l31.020, BZR, pertaining to plats recorded before
1961. Respondent's proposed construction meets the remaining
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standards except item (3) which is not applicable to this lot
and item (8) which specifies a maximum density of. 12 dwelling
units per net acre.
6)
Respondents argue that RM-28 district density require-
ments apply. If so, Respondent's duplex would be permissible
without variance. Petitioner contends that RM-l2 density must
be used, requiring a lot size of 7,000 square feet (l2 dwelling
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:;:\.(:,:,:.., '.,.>)\'~:,.,,\.,ririits per: acre), or ,a variance for lot area.
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8~1:~~':.(:) , </.' ~;/,.,/~,< :. '. · ::.A ' rea~on~ble in,terpretatlon' of the Zoning Or~inances. .'.. , .
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exception or density variance, but would require n density
variance for con9tr~ction of the two dwalling units proposed;
One purposc of RM-2B zoning is the provis:i.on for higher
dcnsity development than is permitted in an nM-12 district.
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Therefore, ,when the duplex in the RM-2B district meets all
other requirements of com~atibility and public interest, the
goals of the zoning regulations are met.
In prior proceedings, variances were sought and
granted for lot area and width. These variances were challenged
by Petitioners as not based on findings that said variances
are the minimum which can be granted in order to "make possible
the reasonable use of the land" as required by Subsection
8'
l3l.0l6(e) (3), BZR. Respondents have properly abandoned
,
their request for variances as unnecessary under the applicable
R~-28 density standards. Furthermore, any variance of density
requirements fora single building on a 9iven lot can. onlY be
accdmp1ished through variances in lot dimensions. Such variances,
if granted, here, would essentially duplicate the exemptions
established by "grandfather" provisions of Section 131.020,
BZR.
Based upon the foregoing Findings of Fact andConclu-
sions of Law, it is
,e
DETERMINED that Robert Reimer be granted a special
exception to construct a duplex on Lot 4, Block U, Hibiscus
Gardens, according to building plans submitted to and approved
by the City of Clearwater.
DONE and ORDERED this ~ay of April, 1981, in
Tallahassee, Florida.
'"""'";'''''''::';:'';'_''' " .' ...., . R'\fY~.,. .
f:.:~,-,"''''''''",- .'..' ". R. T. CARP~E::~g Officer_
,;:~dfi.':'.:~:.i:'<:::. ", :'" " '" " , : . Divisi~n 'of Administrative He~rings,
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Donald
311
Clearwater,
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o. McFarland, Esquire
South Missouri Avenue
Florida ': 33516
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Mr. Robe~t ,Reimer
17 Mayland Villa
Mundelein,'Illinois
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60060
Thomas A. Bustin, Esq~~re
City Attorney
Post.Office Box 4748
Clearwater, Florida 33519
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