08/11/1982
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STATE OF FLORIDA
DIVISION OF ADMINISTRATIVE HEARINGS
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Respondent.
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CASE NO. 82-873
DONALD L. LAUZON and
DOROTHY.LAUZON,
Petitioners,
VB.
. CITY OF CLEARWATER,
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Pursuant to notice, the Division of Administrative
Hearings, by its' duly designated Hearing Officer,'P. Mich~el: Ruff;
held'a formal hearing in this cause on June 16, 1982, in Clearwater,.
. Florida.'
APPEARANCES
. For Petitioners: Harold Wilson, Esq.
2380-B Drew Street
ClearWater, Florida 33515
For Respondent:
Thomas A. Bustin, Esq.
City Attorney
City of Clearwater
Post Office Box 4748
Clearwater, Florida 33518
e
By its No~ice of Appeal dated March 17, 1982, Donald
L~Lauzon 'and Dorothy Lauzon, the Petitioners, appealed ti1e denial
of their'application for a special exception to allow construction
of a mini-warehouse, together with a dwelli~g unit above an office
for a resident manager, located at the south one-half of the north
. ,'330 feet of the southwest quarter of the northwest quarter
. of. ~ecti.on 5'" Township' .29 'South',' Range .16 East, less' row
. "~of,?; .u.S~u..19".. .also known as 1981 U.S. 19 Northi, in the City
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their property. The Board of Adjustment and Appeal on Zoning
approved the applioation with certain specified conditions delin-
eated below. The Petitioners then filed this appeal based upon
their objection to the imposition of those conditions on the
grant of the two requested special exceptions. At the hearing
the Petitioners presented one witness and seven eXhibita, and the
Petitioners' motion for the Hearing Officer to view the subject
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property. The Hearing 'Office'r' viewed the subject site'at the
conclusion of the hearing. The Respondent presented one witness
and four exhibits. The parties were given ten days to submit
proposed findings of fact and conclusions of law. The Respondent
timely filed its proposed findings of fact and conclusions of
law on June 28, 1982. The record of the proceeding was filed
'with the Hearing Officer on JUly 23, 1982.
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FINDINGS OF FACT
The real property which is the subject of this
application is presently zoned "CG" which is"general business,"
plannedcomrnercial zoning as. dep~cted on the City o~.
Clearwater's comprehensive Land Use Plan. The Petitioner
made application to the Board of Adjustment and Appeal on
Zoning for two special exception uses: (1) A mini-warehouse
storage facility, and (2) a single family dwelling for his
resident manager in charge of security. The dwelling portion
of the special exception use would consist of a residence
apartment located above the office of the facility.
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The subject property is in a highly developed
area.bordering U.s. Highway 19. It is a parcel of property
quite narrow in width and frontage ,in relation to its' depth
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and' is bordered on one side by a trailer renta'l business and .
'. .' "o'n th~ other by a mobile home park. Some of the mobile homes
are immediately on the property, line and some may encroach slightly
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on' the subject property. The Petitioners' site plan calls for.
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;~!':{:~'" ....,'",. ;,', .th~ee.. ,buildings, .and 80,000 square feet of s.torage space, 104,
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~:<.;~:r.irf:~J~W:'(~' o'.pa'rkin'CJ. s'paces which would occupy an area slightly over 40 percent, '.
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oonditions such @
and imposed the following on useSI Trr.
(1) That the mini-warehouse be used only for dead
storage of non-combustible material by the
applicants and/or" t.heir renters (lessees).
(2) That the applicants conduct no other business
activities, other than the rental of dead
storage lockers, except to maintain an office
with necessary employees to manage and main-
t.ain the storage facilitieo.
(3) That the renters (lessees) not be permitted
to conduct any business activities on the
premises other than using the facilities as
dead storage. Other prohibited business
activities, are construed as, but not re-
stricted to, a) Use of address as a 'bus'iness
addresB to obtain government or industrial
licenses or permits. b) To permit individuals
on the premises for other than dry storage
activities. c) No sale of, or trading in"
merchandise is to be permitted. d) Use of the
address commercially as a base of conducting
any business. The applicants sh~ll provide
each renter (lessee) with a written copy of
these restrictions at the time each rental is
made.
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(4) The hours of operation shall be between 8:00
a.m. and 8:00 p.m. Monday through Saturday.
Emergency Sunday operation may be conducted
on an individual renter's (lessee) request.
(5) Th~~ buffered landscaping shall be provided
on each side, at the rear of the facility,
and at the front of the premises. Such land-
scaping shall conform to the approvals of the
Building and Planning Depts.
(6) That a site plan be approved by the Resource
Development Comm~ttee and that the plan ap-,
proved by the RDC be consistent with the
conditions set forth herein.
(~) That the building/use permit be obtained with-
in six (6) months of this date.
The Petitioners for the first time have raised on
ct,:'
this appeal that they would like to locate businesses in some
or all of the warehouse units. The site plan submitted makes
,no mention of mixed uses .. however, and no specific testimony or
";,-,'";, . ,evidence ,was offered, regarding' wha:t'9tl:1er usage, besides storage
warehouses,. the Petitioners 'envision 'placing. on the site. The, site
plan merely depicts a .series. of ..long buildings typical of ,a
'w~rehouse or storage use. The site plan also shows a series
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Respondent to impose the conditions it imposed upon the re-
quested special exceptions arc legitimate concerns and a number
of'decisions have 90 found. City of Lake Walen v. Lamar Adver-
tising Association of Lakeland, Florida Supreme C9urt Case No.
60,635 (April 8, 1982) and Westfield Motor Sales Co. v. Town of
Westfield, 324 A.2d 113 (1974).
In Florida, the application of zoning laws to the
land does not require that the property owner be permitted the
highest and best use of the property, the most economical use
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'or the most intense use of the property. Broward County v.
Capeletti Bros., 375 So.2d 313 (Fla. 4th ,DCA, 1979). The fact ,that
a zoning district lists a whole series of uses that may be initi-
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ated does not entitle a landowner that chooses to initiate a
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special exception use as his primary use to also mix in with that
use other uses in order to maximize the use of his property.
Southern Rock Products Co. v. Board of Zoning Adjus~~ents, 210
S.2d 411.
The Petitioners herein have chosen to initiate a
storage wareho~~e,use for their property and the site plan in
evidence discloses that the proposed use is typical of the type
of warehouse building associated with such a use at other sites.
The initial use proposed by the Petitioners was granted by the
board. The board did attach the above conditions, but none of
them prevented Petitioners from fully implementing their chosen'
principle use as a storage "mini-warehouse" facility. The
fact that the property is long and very narrow, has adjoining
4It it a fully occupied mobile home park, has residentially zoned
real property lying adjacent to it on the back side, all of
which residences or potential future residences on adjacen~
property will lie in yery close proximity to the proposed ware-
~;;/,:,:>:, ;'.'\\:" ~~use' 'b~ild~~9S" '~show.:that ~he considerations co~tain.ed in' Section
\~(;:}:(,~,'~131.0l6 (f) ,of the Code of Ordinance's, City of Clearwater quoted
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directed at providing compatibility of uses on the site and com-
patibility with neighboring uses as envisioned by that section.
The projeot as now proposed presents problems be-
cause of its narrow lot, and its immediate proximity to residential
areas in terms of noise. It also presents a potential problem
in that traffic congestion would be enhanced due to its location
on a very congested highway, U.S. 19, with only a narrow frontage
for all the warehouse customers to make ingress to and egress ·
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from the property. The screening and bUffering of the proposed
building, embodied in the conditions attached to the grant of the
special exceptions, which the Petitioner now contests, also repre-
sent legitimate concerns pursuant to the above-quoted section of
the ordinance. Indeed, all the 'conditions attached to the grant
of the permit address areas of legitimate concern as'.outlined
in Section l31*Ol6(f) quoted above and the problems of noise,
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buffering, landscaping and traffic congestion raised by the Respon-
dent i~ attaching those conditions have been supported by the
evidence in this proceeding as a legit~mate cause for concern
~y the city and'a reasonable basis for the attachment of the
subject conditions to the grant of the special exceptions permit.
If it be accepted that the concept of aesthetics
plays a part in zoning and planning today,as the courts have
done, and if the Petitioners have a reasonable use for their
property, the use they selected, then it cannot be concluded
that attaching a condition requiring that other uses not be
mixed in with a warehouse or storage use is an arbitrary pr
capricious condition. The very concept of zoning and,planning
seeks to associate uses in a way which is compatible. The
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Petitioners' site plans are typical of a warehouse use and they
, are not ~rra~ged, adjusted or amenable to the placing of stores,
shops or other businesses therein. Given the fully occupied
mobile home park on the south and the residentially zoned land
on the east, conditions directed to the hours of operation,
, , ,'.: ,.. h~~ardou~, s~orage and buff~ring and landscaping address le9iti~ate
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full use of the property for storage purposes aD the Petitioners
oriqinally applied for. The record simply does not support
a conclusion that conditions brought into dispute in this appeal
are arbitrary, capracious or unreasonable. Skipjack Cove Marina,
Inc. v. County Commissioners, 250 A.2d 260, 267. It is therefore
concluded that the special exceptions permit should be granted
with conditions, and the bl)ard1s decision affirmed.
Having considered the findings of fact herein, 'the
discussion made in these conclusions of 'law and the evidence ,in
the record, it is concluded that the Petitioners failed to demon-
strate their entitlement to a special exception without nonditions',,
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to the zoning requirements of the,City of ,~learwater, Florida,
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for the reason that the project is not consistent with those
aforementioned zoning requirements and not in keeping with the
public interest. Therefore, the special exception requested is
hereby granted with the c9nditio~s delineated above and the
'decision of the Board of Adjustment and Appeal on Zoning is
affirmed.
DONE and ENTERED th.t.s
,,t4
/1 day of. August, 1982,
. .
at Ta11ahassee, Florida.
P.G2~4/=
Hearing Officer .'
Division of Administrative Hearings
The Oakland Building . ' '
2009 Apalachee Parkway ,
Tallahassee, Florida 32301
(904) 488-9675
FILED with the Clerk of the' Oivi\~n
of Administrative Hearings this '
day of August, 1982. ,
.:, 'Copies furnished:
See attached
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Copies furnished.
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Thomas A. Bustin, EBq~
City Attorney.,
City of Clearwater,
Post Office Box 4748
Clearwater, Florida 33518
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Harold S. 'Wilson, Esq.
2380-B Orew Street
Clearwater, Florida" 33515
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.,Ms.' Lucille Williams
City Clerk
City of Clearwater
'Clearwater, Florida 33518
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